2902 Clay St De Soto, MO 63020

Caesar's Country Acres is an all-age community situated on 10.24 acres in De Soto, Missouri, approximately 45 miles south of St. Louis. The property comprises two tax parcels and features 14 income-producing units, including 4 cottages, 8 park-owned mobile homes, and 2 pad rentals with tenant-owned mobile homes. Outbuildings include a 40x30 storage barn with a 16x8 garage door and three storage sheds. The property is served by a well system and a wastewater stabilization lagoon system, both in good working order. The lagoon, located at the rear of the property, is a septic 3-cell treatment plant that is tested quarterly. The zoning is R-40. Potential value-add opportunities include raising lot rents, selling park-owned homes to tenants, improving insurance costs, renting the garage as secured storage, renting the unused sheds, updating unrenovated units, and expansion. There is potential for 26 additional pads, and utilities are already sized for more pads. The park-owned mobile homes are taxed as personal property. Occupancy rates are high, retention is strong, and unit turns are short. The homes are older, but many are newly renovated and in good shape. Current monthly rents total $8920. With existing rents and a pro forma $820 for the cottage, the annual operating income is $116,880. Less operating expenses of $53,241, that’s an NOI of $63,739. De Soto is in Jefferson County, one of the fastest-growing counties in the state.