Re: Mobile Home Park Evaluation/Help - Posted by Mike Johnson
Posted by Mike Johnson on January 08, 2005 at 05:47:48:
We purchased a run down park and have had success. The seller is at a disadvantage because he/she knows their park is in poor condition. This makes it easy to push for more owner financing and a lower price. Especially when you have an expert or two give you an estimate on repairing the water leaks and price to put in meters.
Once you buy, take care of the water leaks and install meters and then start charging tenants for their own water/sewer. This will reduce usage by half immediately and tenants will report leaks that are your responsibility, allowing you to fix them, saving YOU money.
The park we bought paid for tenant’s water and immediately making the change to meters and charging tenants for their water saved us over $1,000 per month, FOREVER.
Nothing you do will create more return than that.
Then identify a tenant (or recruit a new one) to be park manager in exchange for free rent and an hourly wage for fix-it duties made after an agreed upon number of hours are exceeded. This gets you out of showings, collections, domestic disputes and dealing with repairmen. Quality of life makes this expense worth it!
This manager will also keep the tenants behavior in line so you can identify drug and crime problems and get rid of them. Let the police know your plans to evict any drug/crime problems and they’ll appreciate and help you.
Create a new lease that has park rules with drug and crime clauses that cause eviction. Add a catch-all clause that “eviction can occur if you prevent any other tenant from full enjoyment of the park environment.”
Then start plowing some of the positive cash into some visible improvements like filling the potholes, painting park-owned structures and hauling off trash and burned/abondoned homes.
Then issue “appearance standards” to current tenants and give them a reasonable time to reach them, and maybe create a program where you will subsidize the paint, mulch, plants, etc. Your efforts on the park appearance show the tenants you are serious and are doing your part.
Then add “Lonnie Deals” with a portion of the positive cash flow. Make sure you develop park rules and appearance standards for the new tenants. This will increase revenues, fill lot vacancies and give you a core group of tenants who have the standards you’re trying to cultivate.
Other tips: close the deal on the fifth of the month to get maximum pro-rated rents and the security deposits. If owner financing is provided, try to get your first payment delayed 3, 6 or 12 months to increase initial cash flow for repairs. Justify it by the fact the owner is a getting a large check from your primary lender at closing, and you need the money to get the repairs (especially the water) made quickly.
Get the seller to pay for a survey and at least half the appraisal.
Finally, in your new lease, add a late fee of $25 at five days late and $3 PER DAY (if your state allows) for each day late after that. This greatly reduces lates.
The upside of your deal sounds tremendous.
P.S. New paint makes old trailers look amazingly better and is pretty inexpensive when you use $8-$10 an hour labor.