Established Mobile Home Park
For Sale
Contact for pricing
18 Hayward, Ardmore, OK 73401
Stabilized mobile home community with tenant-owned homes and utility infrastructure from SOWC and OG&E.
Property Size11,882 SF
Lot Size18.00 Acres
Price / SF$109.41
Days on Market57
Property Features for 18 Hayward
General Information
Standard status
Active
Size
11,882 SF
Lot size
18.00 Acres
Property subtype
Multifamily
Zoning
CH
Additional Details
Business Included
Yes
Multifamily Units
30
Building Details
Year Built
1982
Listing Agency:
Keller Williams Realty Ardmore
(580) 504-3063
Listed By:
Kelly Miller · License #203909
Source:
Crexi
Added: Jun 14
Changed: Aug 8
Last Checked: Aug 5 at 10:08AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Keller Williams Realty Ardmore
Investment Insights
Based on property information with market context.
C&W Mobile Home Park is an established, stabilized manufactured housing community with approximately 30 units situated on 18+/- acres in Ardmore, Oklahoma. The park’s operations are structured around tenant-owned homes, helping support a lower-overhead, lower-liability framework for the property owner. The community includes reliable utility infrastructure, with water service provided by Southern Oklahoma Water Corporation (SOWC) and electrical service through OG&E, and water testing handled in compliance with DEQ standards. Recent reinvestment by current ownership includes roof updates on park assets, new A/C unit installations, repairs to plumbing and electrical systems, and ongoing grounds maintenance including gravel and sod enhancements.
The property is positioned in a strategic I-35 corridor area between Dallas/Fort Worth and Oklahoma City. Ardmore is described as a regional hub with an employment base supported by Mercy Hospital and Valero Refinery, along with distribution centers for Dollar General, Best Buy, and Dot Foods.
For buyers, the park offers a practical manufactured housing entry point with predictable operations backed by a stable, diverse tenant base. Rent collection is described as streamlined and flexible, and ownership is an approved vendor for Chickasaw Nation housing and rent assistance. The seller also indicates that clean ledger sheets tracking recent gross income, monthly collections, and localized operating expenses are available, and buyers should verify historical records as part of standard due diligence.
The property is positioned in a strategic I-35 corridor area between Dallas/Fort Worth and Oklahoma City. Ardmore is described as a regional hub with an employment base supported by Mercy Hospital and Valero Refinery, along with distribution centers for Dollar General, Best Buy, and Dot Foods.
For buyers, the park offers a practical manufactured housing entry point with predictable operations backed by a stable, diverse tenant base. Rent collection is described as streamlined and flexible, and ownership is an approved vendor for Chickasaw Nation housing and rent assistance. The seller also indicates that clean ledger sheets tracking recent gross income, monthly collections, and localized operating expenses are available, and buyers should verify historical records as part of standard due diligence.
Key Highlights
- Established mobile home park with approximately 30 units on 18+/- acres in Ardmore, OK
- Utilities include water service via Southern Oklahoma Water Corporation (SOWC) and electrical service through OG&E
- Water testing is managed in compliance with DEQ standards
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
$84,736
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
6.52%
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%
$1,694,720
$1.7M
Cap Rate 7%
$1,210,514
$1.2M
Cap Rate 9%
$941,511
$941.5K
Market Conditions
NOI Build-Up for 11,882 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
$172.5K $14.52/SF
− Vacancy
−$18.5K −$1.55/SF
EGI
$154.1K $12.97/SF
− OpEx
−$69.3K −$5.83/SF
NOI
$84.7K $7.13/SF
Area
Carter County, OK
Vacancy
10.70%
Lease Rate
$14.52 /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%
$1,694,720
Cap Rate 7%
$1,210,514
Cap Rate 9%
$941,511
Alternative Uses
Best Use
Apartment 5plus
$1.21M
$1.06M – $1.41M
NOI $84,736 @ 7.0% cap · market cap 6.52%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,306 @ 7.0% cap · market cap 16.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
30
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Explore this area
Business Placement
Demographics for 73401, OK
36,744
Population
16,349
Households
2.2
Avg Household Size
41
Median Age
23%
College-Educated
88%
High-School Grad
351.5 sq mi
ZIP Area
105
Density / Sq Mi
$60,288
Median Household Income
$39,005
Median Earnings
$960
Median Rent
$174,700
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 - Stabilized mobile home community with tenant-owned homes and utility infrastructure from SOWC and OG&E.
Where is this mobile home & rv park located?
The property is located at 18 Hayward Ardmore, OK.
What is the asking price?
The asking price for this property is $1,299,999.
What are key features of this property?
This property features: Established mobile home park with approximately 30 units on 18+/- acres in Ardmore, OK; Utilities include water service via Southern Oklahoma Water Corporation (SOWC) and electrical service through OG&E; Water testing is managed in compliance with DEQ standards
