Mobile Home Park on
For Sale
$429,900
6100 County Road 4, Boaz, AL 35957
Business Opportunity, Boaz, AL
Property Size5,000 SF
Lot Size13.50 Acres
Price / SF$85.98
Days on Market48
Property Features for 6100 County Road 4
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Metes And Bounds
Directions
Hwy 168 Tr On Dbl Bridges Road, Tr On Cr 4
Standard status
Active
APN
3209310000029.002
Size
5,000 SF
Lot size
13.50 Acres
Utilities
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
South Towne Realtors, LLC
(256) 582-6900
Listed By:
Jeff Overstreet · License #64243
(256) 302-7722
Added: Jul 20
Changed: Aug 20
Last Checked: Sep 5 at 10:06PM
MLS# 21921942
Copyright © 2026 ValleyMLS.Com,Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mobile home park occupies 13.5 acres at 6100 County Road 4 in Boaz, Alabama. The property includes 9 mobile homes that provide an existing rental component, along with approximately 5,000 square feet of property improvements. Central air, a metal roof, public water, and septic tank service are in place.
The site has been lotted for approximately 20–30 mobile homes, creating a documented framework for additional manufactured housing. The existing community and available lot configuration support continued operation as a mobile home park, subject to applicable approvals and requirements.
The site has been lotted for approximately 20–30 mobile homes, creating a documented framework for additional manufactured housing. The existing community and available lot configuration support continued operation as a mobile home park, subject to applicable approvals and requirements.
Key Highlights
- 13.5‑acre mobile home park at 6100 County Road 4, Boaz, AL 35957
- 9 mobile homes currently provide rental income
- Site lotted for approximately 20–30 mobile homes
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,065
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.30%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$541,300
$541.3K
Cap Rate 7%
$386,643
$386.6K
Cap Rate 9%
$300,722
$300.7K
Market Conditions
NOI Build-Up for 5,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$52.8K $10.56/SF
− Vacancy
−$3.6K −$0.72/SF
EGI
$49.2K $9.84/SF
− OpEx
−$22.1K −$4.43/SF
NOI
$27.1K $5.41/SF
Area
Marshall County, AL
Vacancy
6.80%
Lease Rate
$10.56 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$541,300
Cap Rate 7%
$386,643
Cap Rate 9%
$300,722
Alternative Uses
Best Use
Apartment 5plus
$386.6K
$338.3K – $451.1K
NOI $27,065 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$944.3K – $1.26M
NOI $75,542 @ 7.0% cap · market cap 17.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
9
Residential units
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 35957, AL
16,849
Population
6,755
Households
2.5
Avg Household Size
36
Median Age
13%
College-Educated
85%
High-School Grad
78.3 sq mi
ZIP Area
215
Density / Sq Mi
$53,859
Median Household Income
$35,277
Median Earnings
$679
Median Rent
$142,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Established rental property with public water, septic service, and room for additional manufactured homes.
Where is this mobile home & rv park located?
The property is located at 6100 County Road 4 Boaz, AL.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: 13.5‑acre mobile home park at 6100 County Road 4, Boaz, AL 35957; 9 mobile homes currently provide rental income; Site lotted for approximately 20–30 mobile homes
