18 City Park Ave Toledo, OH 43609

Riverside Mobile Home Estates is a 7.64-acre site located at 18 City Park Avenue, approximately one mile southwest of downtown Toledo, Ohio, within a 15-mile radius of a population exceeding 540,000. The property, formerly a mobile home park, contains an estimated 85 pads, though the State of Ohio license reflects 90 pads, with pad sizes estimated at roughly 60 x 20 feet. Served by city water and sewer, the site's proximity to downtown Toledo offers convenient access to jobs, services, and transit. Zoned limited industrial, the property has historically operated under a variance allowing mobile home park use. The City of Toledo condemned the park on May 23, 2025, deeming it unfit for habitation, and subsequently shut off water service on September 23 to expedite the departure of the remaining three tenants. Buyers should anticipate the park being fully vacant upon possession. The City Council has allocated $200,000 for cleanup, which includes removing vacant trailers, debris, and refuse, with costs placed as a lien against the property. Existing encumbrances include over $200,000 in water-utility liens for unpaid bills spanning more than five years and approximately $50,000 in unpaid property taxes. Toledo's municipal code prohibits title transfer unless the public nuisance designation is addressed. A buyer must submit a Vetting Application for the City's approval to obtain a Consent to Transfer. The City has indicated that continued operation as a mobile home park will require a full replacement of the water, sewer, and electrical systems, subject to City review, approvals, and compliance. The site's downtown-adjacent location and existing utility connections offer potential for future affordable housing or residential-oriented use once the existing issues are resolved. The seller may consider creative financing options.