Three-Home Mobile Home
For Sale
$309,000
2327 Rufus Ratchford Rd, Gastonia, NC 28056
Income-producing residential property with three maintained homes on a spacious tract.
Property Size2,560 SF
Lot Size2.00 Acres
Price / SF$120.70
Days on Market18
Property Features for 2327 Rufus Ratchford Rd
General Information
Standard status
Active
Size
2,560 SF
Lot size
2.00 Acres
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/2BA, 2 x 2BR/2BA
Multifamily Units
3
Additional Details
Gross Income
$43,500
Building Details
Year Built
2024
Buildings
3
Construction
mobile home
Listing Agency:
Buddy Harper Team Realty
(704) 879-7155
Listed By:
Buddy Harper · License #211896
Source:
Highperformancerea
Added: Aug 13
Changed: Aug 29
Last Checked: Aug 26 at 6:21AM
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 Buddy Harper Team Realty
Investment Insights
Based on property information with market context.
This mobile home park includes three residential units situated across 2 acres, with a combined property size of 2,560 square feet. The unit mix consists of one three-bedroom, two-bath home and two two-bedroom, two-bath homes. The homes were built in 2024 and have been maintained and rented by the current owner since 2016.
The property is located at 2327 Rufus Ratchford Rd in Gastonia, North Carolina. All three homes are currently rented, with monthly rents totaling $3,625.00. Individual monthly rents are $1,100.00 for 2327, $1,275.00 for 2329, and approximately $1,250.00 for 201.
The property is located at 2327 Rufus Ratchford Rd in Gastonia, North Carolina. All three homes are currently rented, with monthly rents totaling $3,625.00. Individual monthly rents are $1,100.00 for 2327, $1,275.00 for 2329, and approximately $1,250.00 for 201.
Key Highlights
- Three mobile homes across 2 acres
- Unit mix includes one 3 bed/2 bath home and two 2 bedroom/2 bath homes
- Combined property size of 2,560 square feet
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
$27,084
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
8.77%
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%
$541,680
$541.7K
Cap Rate 7%
$386,914
$386.9K
Cap Rate 9%
$300,933
$300.9K
Market Conditions
NOI Build-Up for 2,560 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
$53.8K $21.00/SF
− Vacancy
−$4.5K −$1.76/SF
EGI
$49.2K $19.24/SF
− OpEx
−$22.2K −$8.66/SF
NOI
$27.1K $10.58/SF
Area
Gaston County, NC
Vacancy
8.40%
Lease Rate
$21.00 /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%
$541,680
Cap Rate 7%
$386,914
Cap Rate 9%
$300,933
Alternative Uses
Best Use
Apartment 5plus
$386.9K
$338.6K – $451.4K
NOI $27,084 @ 7.0% cap · market cap 8.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$805.7K
$705.0K – $940.0K
NOI $56,402 @ 7.0% cap · market cap 18.25%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 28056, NC
34,332
Population
14,415
Households
2.4
Avg Household Size
42
Median Age
33%
College-Educated
90%
High-School Grad
48.3 sq mi
ZIP Area
711
Density / Sq Mi
$90,422
Median Household Income
$48,531
Median Earnings
$1,097
Median Rent
$283,800
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 - Income-producing residential property with three maintained homes on a spacious tract.
Where is this mobile home & rv park located?
The property is located at 2327 Rufus Ratchford Rd Gastonia, NC.
What is the asking price?
The asking price for this property is $309,000.
What are key features of this property?
This property features: Three mobile homes across 2 acres; Unit mix includes one 3 bed/2 bath home and two 2 bedroom/2 bath homes; Combined property size of 2,560 square feet
