10040 Pieper Road Potosi, MO 63664

185 Village Mobile Home Court is a mobile home park developed in 1974, totaling 6.15 acres and zoned for mobile home park use, with the property stated to be out of the flood zone. The park includes 14 rental pads (approximately 14' by 70'), with 13 currently occupied and one vacant pad that can accept a home. All homes are single-wide, tenant-owned or rent-to-own, and there are no park-owned homes on-site. Off-street parking is provided for residents.

Utilities and site infrastructure include water served by two private wells and wastewater handled by a large commercial septic system with recirculating media bed and UV treatment, followed by above-ground discharge; quarterly effluent samples are submitted to the DNR. Underground piping is primarily PVC with a mix of black poly and PVC water lines. Each pedestal is 200 amps, and tenants are direct-billed by the electric provider; the park pays electricity for the well pumps and currently pays for garbage. Internal roads are gravel and maintained by the owner, while tenants mow their own spaces and the owner maintains common areas.

The owner has self-managed while living on-site and will relocate by closing, and the sale can include seller assistance to identify a suitable on-site manager or on-call contact. Recent improvements include septic system repairs, gravel road repairs, added culverts for drainage, added culverts for drainage, new skirting on select homes, installation of two master water meters to monitor well usage, and a brand-new HVAC system for the on-site stick-built house (2024). The park operates with annual leases and online payments through Rent Manager, and collections were reported as strong with 100% collected in 2024.