Hi everyone, I am looking at a park in Wisconsin that has a lot of positives but some issues that I want to get more comfortable with and see what my risk tolerance should be.
Positives
Built in two phases (2000, 2006)
Decent Occupancy (78%)
Modest # of POHs: 12 out of 47 total units
Rent within market
Electric and Gas paid directly to Utility by residents
Storage units provide additional income stream
Owner planning to install water/sewer meters this summer
Negatives
Private Utilities
Gravel Roads
Mostly gravel pads
Small town, an hour from closest metro
From what I can tell without seeing her financial statements, it looks like this is going to be around an 11% - 12% cap deal all-in (including storage income, home rent, etc.). How concerned should I be about the gravel and private utilities. I’m assuming the water and sewer systems should be in good condition since it’s only a 17 year old park. Anyone have any comments or thoughts?
Hi @newwisconsinbuyer , what is the lot rent?
How many are there occupied and paying tenants?
what is the asking price?
what are the statistics about the metro? population, vacancy rate, unemployment rate, median house price and household income
Rent is $235
47 paying rent (11 POHs, 36 owner-occupied). 60 total spaces, zoned for 100
Home Rent is $600 - $675
Asking is $1.2MM
There are also 32 storage spaces getting $40 a month and it’s 100% occupied.
Small population (1,500 people) but about 45 minutes from Eau Claire
10% vacancy rate in town, unemployment is around the national average, median house price is $110k, household income is low, around $45k. Did a test ad on craigslist on Saturday and have gotten 14 calls
Don’t assume that water and sewer are good. Do your due diligence. A park that I looked at had inferior pipe put in the ground in the late 00’s. A TV inspection showed that it was almost all collapsed. My $0.02.
Self storage properties as a stand alone will typically be 100 to 200 points lower on the cap rate than MHP’s. Depending on which direction from Eau Claire, the current rents might be light. Feel free to PM me if you want any more specific insight. On the surface with the information given the price seems a bit high.