Turnkey Mobile Home Park
For Sale
$325,000
1092 Reynolds Pond Road, Aiken, SC 29801
MULTI_FAMILY - Aiken, SC
Property Size3,080 SF
Lot Size1.22 Acres
Price / SF$105.52
Days on Market104
Property Features for 1092 Reynolds Pond Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
RUD
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 4, Bathroom 1, Bathroom 2, Bathroom 5, Bathroom 3
Subdivision
Ridgecrest
Directions
LAURENS ST NORTH (HWY 19) RIGHT ON REYNOLDS POND RD. FIRST PROPERTY ON RIGHT CORNER OF RIDGECREST AND REYNOLDS POND.
Standard status
Active
APN
1190514001
Size
3,080 SF
Lot size
1.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Description
L-5 & 7 BLK B RIDGECREST
Legal Description
L-5 & 7 BLK B RIDGECREST
Utilities
Heating system
Electric (Heating)
Building Details
Year built
1984
Number of units
5
Listing Agency:
Coldwell Banker- Best Life Realty
(803) 644-5050
Listed By:
Erika Ramsey · License #438110
(803) 439-1710
Added: May 3
Changed: Aug 10
Last Checked: Aug 14 at 2:06AM
MLS# 98257165
Copyright © 2026 Hive MLS. 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 turnkey mobile home park investment features 7 total lots spread across two parcels, with 5 occupied income-producing homes and 2 vacant lots. The property’s housing mix is primarily 1984–1985 model single-wide homes, each configured as 2-bedroom, 1-bath units. Four homes operate under standard lease agreements, with the remaining unit structured as a rent-to-own arrangement where the tenant maintains responsibility for the home and payments continue until payoff.
On-site infrastructure is in place, and the buyer should verify condition during due diligence. The property includes a master water meter with distribution lines serving all lots, on-site electrical connections, and septic systems across developed pads. A smart water monitoring system with real-time leak detection is installed to help mitigate utility loss.
The offering is presented as-is, where-is, with value supported by in-place income and utility infrastructure, plus the presence of two vacant lots that may be prepared for additional development based on verification findings during due diligence. The seller requests that tenants are not disturbed; no interior showings or tours of occupied or rent-to-own units will occur prior to an accepted offer. After contract, the buyer receives a 3–5 day site evaluation period followed by a 12–14 day due diligence period after earnest money deposit.
On-site infrastructure is in place, and the buyer should verify condition during due diligence. The property includes a master water meter with distribution lines serving all lots, on-site electrical connections, and septic systems across developed pads. A smart water monitoring system with real-time leak detection is installed to help mitigate utility loss.
The offering is presented as-is, where-is, with value supported by in-place income and utility infrastructure, plus the presence of two vacant lots that may be prepared for additional development based on verification findings during due diligence. The seller requests that tenants are not disturbed; no interior showings or tours of occupied or rent-to-own units will occur prior to an accepted offer. After contract, the buyer receives a 3–5 day site evaluation period followed by a 12–14 day due diligence period after earnest money deposit.
Key Highlights
- 7‑lot mobile home park on 2 parcels in Aiken with 5 occupied homes and 2 vacant lots
- 1984‑built park asset with primarily 1984–1985 single‑wide homes, each configured as 2 bed/1 bath
- Infrastructure includes master water meter, distribution lines to all lots, on‑site electrical connections, and septic systems on developed pads (buyer to verify)
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
$24,381
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
7.50%
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%
$487,620
$487.6K
Cap Rate 7%
$348,300
$348.3K
Cap Rate 9%
$270,900
$270.9K
Market Conditions
NOI Build-Up for 3,080 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
$47.3K $15.36/SF
− Vacancy
−$3.0K −$0.97/SF
EGI
$44.3K $14.39/SF
− OpEx
−$19.9K −$6.48/SF
NOI
$24.4K $7.92/SF
Area
Aiken County, SC
Vacancy
6.30%
Lease Rate
$15.36 /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%
$487,620
Cap Rate 7%
$348,300
Cap Rate 9%
$270,900
Alternative Uses
Best Use
Apartment 5plus
$348.3K
$304.8K – $406.4K
NOI $24,381 @ 7.0% cap · market cap 7.50%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$593.7K
$519.5K – $692.6K
NOI $41,558 @ 7.0% cap · market cap 12.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 29801, SC
27,613
Population
13,543
Households
2
Avg Household Size
41
Median Age
28%
College-Educated
84%
High-School Grad
88.9 sq mi
ZIP Area
311
Density / Sq Mi
$55,032
Median Household Income
$36,804
Median Earnings
$1,070
Median Rent
$163,900
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 - Seven mobile home lots across two parcels include occupied homes, two vacant lots, and on-site utility infrastructure.
Where is this mobile home & rv park located?
The property is located at 1092 Reynolds Pond Road Aiken, SC.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 7‑lot mobile home park on 2 parcels in Aiken with 5 occupied homes and 2 vacant lots; 1984‑built park asset with primarily 1984–1985 single‑wide homes, each configured as 2 bed/1 bath; Infrastructure includes master water meter, distribution lines to all lots, on‑site electrical connections, and septic systems on developed pads (buyer to verify)
