Manufactured Home Park
For Sale
$800,000
3050 Swepsonville Saxapahaw Rd, Graham, NC 27253
For sale property with four manufactured homes and space for up to two additional sites, subject to approvals.
Property Size4,500 SF
Price / SF$177.78
Days on Market28
Property Features for 3050 Swepsonville Saxapahaw Rd
General Information
Standard status
Active
Size
4,500 SF
Listing Agency:
Re/MaxDiamond Realty
(336) 260-2189
Listed By:
Dwight Epperson · License #59496
(336) 260-2189
Source:
Exprealty
Added: Jul 15
Changed: Aug 8
Last Checked: Jul 21 at 1:47PM
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 Re/MaxDiamond Realty
Investment Insights
Based on property information with market context.
This for-sale property features four manufactured homes on site, offering an income-oriented setup with room for growth. The configuration also allows for potential expansion to accommodate up to two additional manufactured home sites, subject to permitting, septic or utility approval, setbacks, and other applicable regulations.
The property is located between Graham, Swepsonville, and Saxapahaw, with multiple parcels to convey with the sale: 151623, 151622, and 151733.
As presented, the offering combines existing manufactured-home improvements with the opportunity to add additional sites, subject to the required approvals and regulatory requirements.
The property is located between Graham, Swepsonville, and Saxapahaw, with multiple parcels to convey with the sale: 151623, 151622, and 151733.
As presented, the offering combines existing manufactured-home improvements with the opportunity to add additional sites, subject to the required approvals and regulatory requirements.
Key Highlights
- Four manufactured homes on site at 3050 Swepsonville Saxapahaw Road in Graham
- Potential space for up to two additional manufactured home sites, subject to permitting, septic/utility approval, setbacks, and regulations
- Versatile setup for rental portfolio or multigenerational living
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
$35,735
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
4.47%
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%
$714,700
$714.7K
Cap Rate 7%
$510,500
$510.5K
Cap Rate 9%
$397,056
$397.1K
Market Conditions
NOI Build-Up for 4,500 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
$69.1K $15.36/SF
− Vacancy
−$4.1K −$0.92/SF
EGI
$65.0K $14.44/SF
− OpEx
−$29.2K −$6.50/SF
NOI
$35.7K $7.94/SF
Area
Alamance County, NC
Vacancy
6.00%
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%
$714,700
Cap Rate 7%
$510,500
Cap Rate 9%
$397,056
Alternative Uses
Best Use
Apartment 5plus
$510.5K
$446.7K – $595.6K
NOI $35,735 @ 7.0% cap · market cap 4.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.48M
$1.30M – $1.73M
NOI $103,854 @ 7.0% cap · market cap 12.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Explore this area
Business Placement
Demographics for 27253, NC
32,010
Population
14,821
Households
2.2
Avg Household Size
41
Median Age
24%
College-Educated
88%
High-School Grad
81.9 sq mi
ZIP Area
391
Density / Sq Mi
$62,020
Median Household Income
$39,307
Median Earnings
$975
Median Rent
$212,300
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 - For sale property with four manufactured homes and space for up to two additional sites, subject to approvals.
Where is this mobile home & rv park located?
The property is located at 3050 Swepsonville Saxapahaw Rd Graham, NC.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Four manufactured homes on site at 3050 Swepsonville Saxapahaw Road in Graham; Potential space for up to two additional manufactured home sites, subject to permitting, septic/utility approval, setbacks, and regulations; Versatile setup for rental portfolio or multigenerational living
