I am seeking a partner to acquire a 57-pad park, to serve as the flagship site for my BrightLit Homes Rent-to-Own (RTO) community. Our mission is to disrupt the cycle of “forever renting” by providing a pathway for residents to gain equity in a high-quality tiny home that they can eventually move to their own land.
The Opportunity
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The Asset: $1,650,000 purchase price with an 8.04% going-in Cap Rate.
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The Expansion: 14 vacant, utility-ready pads (200-amp electric, gas, water) ready for immediate infill.
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The Location: Near the Bloomington/Normal Area of IL
The BrightLit Advantage (Our Business Model)
This is more than a mobile home park; it is a residential incubator.
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Equity Building: Residents enter an RTO contract for a BrightLit tiny home. A portion of their payment goes toward ownership of the structure.
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Asset Portability: Because these units are removable, we empower residents to eventually transition out of the community and onto their own private land once they’ve built the necessary equity and credit—minimizing their long-term living expenses.
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Sustainable Turnover: This model creates a consistent “on-ramp” for new families, keeping our 14 expansion pads in high demand and maintaining 100% occupancy.
Why This Wins for Investors
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Recession-Resistant: Affordable housing is the most stable asset class in a volatile economy.
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Low Overhead: 100% Tenant-Owned Homes (TOH) or RTO-contracts means the park carries zero maintenance liability for the home interiors.
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The “Equity Pop”: Filling the 14 vacant pads increases the annual NOI significantly. Based on current lot rents ($380) plus the BrightLit RTO fee, we are looking at a projected 14.93% Cap Rate upon stabilization.
Due Diligence Ready
I have the full Offering Memorandum, detailed rent rolls, and the BrightLit Homes framework ready for review. I am looking for a capital partner for the $412,500 down payment and initial expansion phase.
Are you ready to invest in a model that scales profits by solving the housing crisis?
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How does this compare to the Build to Rent communities being made with modular and some manufactured?
I believe it will be more lucrative and easier to maintain in the long run as tenants are going through the system and leaving the community and opening up spots for new tenants. The focus on the RTO tiny home model is to cycle the tenants out of the park helping them find land of their own to place the tiny home on. It is more based on a model to allow freedom from renting. While the standing homes will be the base of the income to start as the community gains more tiny homes and as the mobile homes age out ect the top side would increase with getting a piece (albeit small) of the financing on the tiny homes and the lot rent would stay the main income like always for a MH park but the tiny homes being movable allows the community to help residents leave unlike any park before
Interesting.
Is there data available on how long folks actually stick with tiny homes?
Seems like you anticipating new builds as well as conversions of existing communities Retrofitting older parks has challenges from an infrastructure and permitting process.
Is there a density increase in a standard MHC with this approach? 50x100’ lots for a tiny home maybe 2x the need.
Will jurisdictions permit 2x the density of meters, driveways…?
On a standard 50x100 lot do you anticipate the back home having a 50x10’ driveway, making the front lot 40x50?
Do you plan on providing any / utilities and build it into lot rents if so how do you decide on pricing? Or will you double the number of meters for water, power, gas…?
If you don’t increase density how will the tiny homes folks feel about a $550 lot rent for their tiny home?
Interesting to consider where this might work best?
Sorry I haven’t been on this forum this month much been backed up with work. Let’s get together offline and put our heads together. I have been in the works of actually having vacant land ready as well to test the idea (hopefully starting with 2 tiny homes and just making sure the model works well before expanding it)
I planned lot rent for the tiny homes to be 4-500 as it is. This isn’t to make a forever living situation and it will lower their utilities etc. but people will still be paying 950-1250 a month to live in a tiny home the difference is they will own it and cut that bill in half shortly and then once we get them the means to move to their own land they cut ownership bills out almost completely. I do believe people needing housing will think this is a wonderful plan because without having huge barriers of entry people can own in little as 5-7 years
Data is what matters.
how long do people stick to tiny homes?
How to get same / more rent for same 50x100 pad.
Cost to convert pads from 1 home to 2-4 homes with driveways…
If you don’t have this date seems like pie in the sky.
Peoples living situations vary. The need for housing is evident.
I just explained why I would get same or more for rent because this isn’t a forever situation and people understand and see the benefit of ownership.
How would you add 4 tiny homes into one 50x100 lot with driveways….
I haven’t even gotten into adding extra units per lot which would be more of expansion not really just starting off. One tiny home in leu of one mobile home cash flows very similarly if they are sold brand new and the rent to own buyer is under contract they are taking all the depreciation hit in the back end.
Cost to renovate and develop vary highly on area and many other specifics. It seems like you want to chat more or just want to question if I have done my research. Which I am in talks with several other developers and landowners so let me know if you’d like to talk about something serious. shoot me an email at Brightlithomes@gmail.com
Thank you my friend to you as well!