Dave Reynolds and Frank Rolfe

Why Pretty Mobile Home Parks Have Ugly Returns
by Dave Reynolds and Frank Rolfe

Some mobile home park buyers have this erroneous idea that the goal is to buy the best looking mobile home park they can find. They even rate the parks they look at based on physical appearance. The star system is a good example. Most people think a five-star park is always superior to a one star park. However, the only real star system they should consider is which park is a superstar on cash flow. Because at the end of the day, all that really matters when you own a mobile home park is making money. Parks that make money are great, no matter how ugly they are, and parks that lose money are dogs, despite how cute their entry may be. And, as a general rule, the prettier the park, the uglier the cash flow.

So, Why Do Pretty Parks Often Not Make Money?

  • They cost too much to buy. Pretty parks sell at the lowest cap rates. Normally one digit, and a low one digit at that. 5%, 6% and 7% cap rates are great for sellers, but complete failures for buyers. It is rare that you will be able to make any money buying parks at 6% returns.

  • They have more repossessed homes. With the nice parks come the nicer homes and the bigger mortgages. Add a $400.00 per month mortgage on to the space rent of $350.00 and in most markets this is not affordable housing. With the older parks come the small or non-existent mortgages. These people can afford the $350.00 per month space rent.

  • They are normally at full market rent, so you have no room to push rents. Pretty parks normally have lot rents that are at the top of the market. So, the best a buyer can hope for is to gradually nudge the rents up a tiny bit each year or so.

  • They are normally fully occupied, so you have no occupancy upside. Tenants are drawn to the park's aesthetics, and the vacancy factor is normally 5% or less. So, there is no way to significantly increase operating income through filling lots.

  • They cost too much to maintain. The landscaping alone on one of these parks is higher than a one star park may spend on total management. It requires a constant outlay of cash to keep a park to the highest standard. When you feel you must re-pave instead of patch roads, and plant seasonal color at your entry, you are going down the path to lower margins.

  • They have plenty of amenities, and they all cost money to run. Pools, clubhouses, jogging tracks, playgrounds - they all sound great, but cost a lot to maintain and insure. While they are staples of five-star parks, they are causes of poor cash flow.

    Are all pretty parks bad? No, not if you bought them cheaply twenty years ago. The only guy getting rich off these parks today are the current sellers. As for the buyers, that's a lot of work for a CD style yield. Personally, I'd rather buy a down and dirty, ugly park that makes real money. But I wouldn't want to live in one!


  • Dave Reynolds and Frank Rolfe
    Dave Reynolds is a successful real estate investor that has specialized in the purchasing of Mobile Home and RV Parks for the past 12 years. He has the keen ability to quickly assess deals, cut through hype, measure upside vs. downside risk, and make sound decisions. He has owned and operated over 55 Mobile Home & RV parks over the past 12 years in 16 different states. He currently owns over $10,000,000 in mobile home park real estate.

    Dave Reynolds received a B.S. in Accounting from Mesa State College in Colorado in 1992 and attended graduate school majoring in Accounting and Taxation at Colorado State University in 1993-1994.

    Frank Rolfe was born in Missouri, the "Show Me" state, and has been starting up businesses since high school. He has had two big successes: a billboard business that he sold to a public company in 1996, and a mobile home park business that he sold to various buyers beginning in 2004. He always has several start-ups in the hopper - currently an old time photography business, a web-based educational products business, an art school, and a return to the billboard business. Frank Rolfe holds a B.A. in Economics from Stanford University.

    Dave Reynolds and Frank Rolfe have combined forces to bring the real estate market a better perspective on the multiple successes you can have with Mobile Home Parks. Together they have a combined experience of 20+ years and over $100,000,000 worth of deals under their belt.


    Dave Reynolds and Frank Rolfe Products (6)
    EventsMobile Home Park Bootcamp
    CoursesMobile Home Park Investment Home Study Bundle 1
    CoursesMobile Home Park Investment Home Study Bundle 2
    CoursesProfessional Self-Storage Investor Home Study Course
    CoursesRV Park and Campground Investment Home Study Course
    CoursesThe Outdoor Billboard Professional Home Study Course


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