Mobile Home Parks for Sale in Kentucky

20 unit mobile home park with room for expansion. This is a new development with 12 homes purchased new and 8 homes preowned.

Hill City Mobile Home Community is a 33-pad manufactured housing park located on 14.20 acres in Maysville, Kentucky—a historic river town strategically positioned between Lexington, Kentucky and Cincinnati, Ohio. Originally developed around 1955, this established property combines long-term stability with clear upside potential through ongoing home renovations and infill opportunities. The park is zoned for manufactured housing, and while a small portion lies within a flood zone, the current owner does not carry flood insurance. Ownership has held the asset for two years and is now repositioning holdings, offering investors a well-situated, partially stabilized community in an area benefiting from both regional economic strength and a growing demand for affordable housing. Maysville serves as the county seat of Mason County, Kentucky, and is the principal city within the Maysville Micropolitan Statistical Area, which draws from both Kentucky and southern Ohio. Located along the Ohio River, the city has a diverse economic base anchored by manufacturing, healthcare, education, and energy. Major employers include Meadowview Regional Medical Center, Mitsubishi Electric Automotive, Carmeuse Lime & Stone, and East Kentucky Power Cooperative, all providing stable local employment. Maysville also benefits from strong connectivity to larger regional hubs—approximately 60 miles from Cincinnati and 70 miles from Lexington—giving residents access to metropolitan amenities while maintaining small-town affordability. The city’s location within the Buffalo Trace Area Development District positions it within an active regional economy focused on infrastructure investment and workforce development. With the rising cost of traditional housing in nearby metro markets, demand for quality affordable housing in Maysville and its surroundings has increased significantly. Manufactured housing communities like Hill City MHC play an important role in meeting that demand, providing affordable, stable housing options for working families and retirees alike. Hill City MHC occupies 14.20 acres and is zoned specifically for mobile home park use. The property includes 33 pads, of which 18 are currently occupied, and has both an on-site manager and a maintenance professional overseeing daily operations. The owner reports that no homes require removal, as all existing homes are structurally suitable for renovation. There are currently 11 vacant homes on-site and several vacant pads ready to accept new homes, offering clear pathways for growth and income expansion. The current owner has held the property for two years and is selling as part of a broader asset repositioning strategy. The community is on city water and city sewer, and tenants are direct-billed for garbage. The underground water and sewer lines are PVC, and the park features individual electric, gas, and water meters at each pad. The electrical pedestals provide 100-amp service. The property currently includes 8 park-owned homes (POH) and 10 tenant-owned homes (TOH). The average rent for park-owned homes is $650 per month, with the most recent increase effective June 1, 2025. The average pad rent for tenant-owned homes is $285 per month, also raised on June 1, 2025. The owner does not have titles to all park-owned homes; those without titles will be conveyed via bill of sale at closing. All tenants are on written leases, and no residents are currently delinquent on rent. Payments are accepted through Cash App and Venmo, providing flexibility and convenience for residents. The community offers off-street parking for all tenants, and no trailers are held for back taxes. Hill City MHC has undergone several key infrastructure improvements under the current ownership. The underground plumbing has been upgraded to PVC, and Hill Road, the primary access road through the community, has been freshly paved. The roads are in good condition and maintained by the park. Tenants are responsible for mowing their individual spaces, while ownership handles vacant lots and common areas. Snow removal is rarely necessary but is performed by the park when required. The property benefits from solid infrastructure, a strong maintenance presence, and a stable base of long-term tenants. Since acquiring the park, ownership has completed 10 home renovations, upgraded underground plumbing to PVC, and paved the park’s main access road. hese improvements have significantly increased the functionality and visual appeal of the community. When asked what further improvements they would prioritize if continuing ownership, the seller replied, “Renovate all of the vacant homes.” This highlights an obvious next phase of value creation for a new investor looking to push occupancy toward stabilization and improve overall cash flow. The seller has no assumable financing and is not open to seller financing or creative structures such as Morby Stack offers. MR. LANDMAN, LLC is a licensed real estate firm in the State of Kentucky under LIC#284074. Jonathan Fisher is a licensed broker in the State of Kentucky under LIC#284073. Location Maysville is a "home rule" class city in Mason County, Kentucky, and is the county seat of Mason County. The population was 8,873 as of the 2020 census. Maysville is on the Ohio River, 66 miles northeast of Lexington. The median home cost in Maysville is $138,700. Home appreciation the last 10 years has been 78.7%. Home Appreciation in Maysville is up 15.5%. Renters make up 33.7% of the Maysville population. The average 1-bedroom unit rents for $660/month. The average 2-bedroom unit rents for $850/month. The average 3-bedroom unit rents for $1,030/month. The average 4-bedroom unit rents for $1,140/month. Maysville has an unemployment rate of 5.8%. The US average is 6.0%. Future job growth over the next ten years is predicted to be 21.6%, which is lower than the US average of 33.5%. The Median household income of a Maysville resident is $40,212 a year. The US average is $69,021 a year. Maysville violent crime is 16.3. (The US average is 22.7) Maysville property crime is 52.6. (The US average is 35.4) Here are the ten largest employers in Mason County: • Meadowview Regional Medical Center — 300 • Carmeuse Lime & Stone — 250 • Green Tokai Co. Ltd — 250 • Mitsubishi Electric Automotive — 245 • Walmart Supercenter — 240 • Crounse Corporation — 200 • East Kentucky Power Co-op — 177 • Maysville Nursing & Rehab — 150 • Wald LLC — 150 • Lowe’s Home Improvement — 140

Prime location just off Exit 16 with direct visibility and easy access to I-24, just minutes from town and nearby amenities. This income-producing property offers multiple revenue streams on 3.73 acres: a mobile home park with nine tenant-owned mobile homes, a former strip motel converted into two apartments (one currently used for storage), a residence currently operating as a residential/service business, and a former garage for additional storage or flexible use. More than 4,000 square feet under roof, 100% occupied by long-term tenants. City water and sewer, gravel streets. Current rents run $250-$300 per lot, $610 for the business rental and $675 for the apartment. That's $3,735 a month, $44,820 a year and $25,291 NOI. Bring the second apartment online and move rents toward the seller's projection and it runs to $5,225 a month, $43,171 NOI and a 7.99% cap at asking price. Also included is approximately one acre of undeveloped land overlooking I-24 with future mixed-use potential, subject to applicable zoning regulations and governmental approvals. A rare opportunity to acquire a well-located, diversified income-producing property with strong occupancy and room to grow. Rent roll available. Schedule your private showing today. LaDonna Umstead | Elite Realty 270-331-2820 | ladonnaumstead@gmail.com

Link to Deal Room: https://www.marcusmillichap.com/properties/200573/spring-park-mhp Marcus & Millichap has been selected to exclusively market for sale the Spring Park Mobile Home Park in Magnolia, KY. This offering will allow a potential investor to purchase a rare value-add investment opportunity located in the heart of Kentucky. Spring Park MHP is a low‑density, 5.51 acre mobile home community featuring eleven tenant‑owned home lots, offering stable income with minimal management needs. The property provides ample open space and straightforward operations while serving long‑term residents in a quiet Magnolia setting with convenient access to Hodgenville and Elizabethtown. Offers should be presented in the form of a non-binding Letter of Intent, spelling out the significant terms and conditions of the Purchaser’s offer including, but not limited to: 1) asset pricing, 2) due diligence and closing time frame, 3) earnest money deposit, 4) a description of the debt/equity structure, and 5) qualification to close. The purchase terms shall require all cash to be paid at closing. At no point should tenants or staff be contacted regarding the sale of the Spring Park MHP.

KNOX COUNTY, KY - The MHP Broker is pleased to present City View MHP, a value-add mobile home park and redevelopment opportunity located in Barbourville, Kentucky, the county seat of Knox County. The property consists of approximately 43 existing and potential mobile home/RV sites situated across multiple parcels totaling approximately 3.87 acres. Offered at a reduced list price of $300,000, the investment presents an attractive basis relative to replacement cost and offers significant upside through park stabilization, infill, redevelopment, and operational improvements. The property is served by city water and sewer, with infrastructure already in place throughout the community. Historically operated as a mobile home park for decades, portions of the property may benefit from longstanding nonconforming or grandfathered use status; however, buyers are encouraged to independently verify zoning, grandfathering, floodplain considerations, density allowances, and future intended use with the City of Barbourville and Knox County during due diligence. The opportunity is best suited for experienced operators, redevelopment-focused investors, or groups comfortable navigating entitlement, zoning, and infill execution strategies. With a low basis, existing infrastructure, and multiple potential paths to value creation, City View MHP offers a unique repositioning opportunity within an affordable housing sector that continues to see strong long-term demand. The park presently has 2 occupied POH generating $865 and $600 respectively. Additionally, the property contains 19 vacant POH in unsalvageable condition that can be removed to unlock significant redevelopment upside. Upon removal, the park will offer 41 vacant pads ready for new home installation. Internal roads throughout the community are paved but will require improvement. The area benefits from stable employment drivers including healthcare, education, manufacturing, logistics, and government services, with major employers such as Barbourville ARH Hospital, Union College, Knox County Schools, and regional employers in nearby Corbin. This offering represents a compelling value-add and infill investment supported by strong affordable housing and workforce housing demand. HUD and Section 8 rent benchmarks in the area materially exceed current lot rents, providing meaningful upside while maintaining affordability for residents. With existing utility infrastructure, flexible zoning, and durable employment fundamentals, the property offers a clear path to infill execution, rent growth, and long-term cash flow stabilization.

The MHP Value Team is pleased to offer for sale West Town MHP, a 12-site mobile home community located in Benton, Kentucky. The community currently provides investors with a 10.20% day-one cash-on-cash return and an average projected IRR of 22%. The park consists of 3 lot renters with an average lot rent of $175/month and five rent-to-own units generating an average of $348/month and 4 vacant lots. The property is serviced by city utilities, supporting straightforward operations for the next owner. The investment strategy for West Town MHP involves increasing lot rents toward market rates, improving operations, and eventually selling the rent-to-own homes to the tenants, reducing ownership responsibilities and operating expenses over time. A new investor has the opportunity to acquire a cash-flowing community with attractive seller-financing terms, The seller is willing to hold a note of $210,000 at a 5% interest rate, interest only payments for a five year term. Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the “Creative Finance” and “Subto” communities. We appreciate your interest and enthusiasm. Please note that we work exclusively with qualified, verified buyers. Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment. We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.

NEW LISTING!! 21-80 Jacobs Ln. Gilbertsville, KY MLS# 26026260 Looking to break into the glamorous world of trailer park ownership without taking on 75 tenants and 14 potholes? Meet your starter park! Located in Running Bear Subdivision, a Kentucky Lake community with boat ramp and dock access, this bite-sized investment includes 5 park-owned homes on 6 lots with 5 occupied units already producing income. Three homes have 3 bedrooms/2 baths and two have 2 bedrooms/1 bath. Small enough to be manageable but big enough to officially say, "I own a trailer park." Perfect for an investor ready to graduate from single-family rentals, expand a portfolio, or test the waters of mobile home park investing. 5 homes. 6 lots. Kentucky Lake access. One tiny trailer park empire waiting for its next owner. Because Monopoly taught us one thing- eventually, you have to stop buying houses one at a time! $250,000 For more information, call Jaime @ 270.703.0007. Listed by: Jaime Abell The Abell Team | Arnold Realty Group