Two-Site Mobile Home Park
For Sale
Contact for pricing
440 John Garner Road, Sanford, NC 27332
Portfolio includes two established mobile home parks with separate utility configurations and residential acreage.
Property Size9,870 SF
Price / SF$136.78
Days on Market11
Property Features for 440 John Garner Road
General Information
Standard status
Active
Size
9,870 SF
Property subtype
Multifamily, Mobile Home Park
Zoning
Rural - Agriculture - MH allowed
Units
Unit Mix
10 x single wide mobile home
Multifamily Units
10
Additional Details
Gross Income
$94,867
Utilities to Site
Yes
Building Details
Stories
1
Units
10
Tenancy
Multi
Listing Agency:
Adcock Real Estate Services
(800) 526-8373
Listed By:
Steve Malloy · License #NC 180496
Source:
Crexi
Added: Aug 2
Changed: Aug 9
Last Checked: Aug 11 at 4:42PM
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 Adcock Real Estate Services
Investment Insights
Based on property information with market context.
This offering includes two mobile home parks with five single-wide homes at each location. The Sanford property encompasses 2.98 acres and uses well water with septic systems. The Linden holdings comprise three parcels totaling 3.38 acres, served by county water and septic. One Linden parcel is subject to a 20-foot utility easement along its west boundary.
Two homes at the Sanford park are currently vacant, allowing the next owner to establish new lease terms for those units. The properties are identified under rural agricultural zoning that allows mobile homes. Sanford is located in Lee County, while Linden is in Harnett County. Environmental health departments in both counties do not have information on the septic systems.
Two homes at the Sanford park are currently vacant, allowing the next owner to establish new lease terms for those units. The properties are identified under rural agricultural zoning that allows mobile homes. Sanford is located in Lee County, while Linden is in Harnett County. Environmental health departments in both counties do not have information on the septic systems.
Key Highlights
- Two mobile home parks with five single‑wide homes at each site
- Sanford property covers 2.98 acres with well water and septic
- Linden holdings include 3 parcels totaling 3.38 acres
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
$85,024
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
6.30%
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%
$1,700,480
$1.7M
Cap Rate 7%
$1,214,629
$1.2M
Cap Rate 9%
$944,711
$944.7K
Market Conditions
NOI Build-Up for 9,870 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
$164.6K $16.68/SF
− Vacancy
−$10.0K −$1.02/SF
EGI
$154.6K $15.66/SF
− OpEx
−$69.6K −$7.05/SF
NOI
$85.0K $8.61/SF
Area
Lee County, NC
Vacancy
6.10%
Lease Rate
$16.68 /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%
$1,700,480
Cap Rate 7%
$1,214,629
Cap Rate 9%
$944,711
Alternative Uses
Best Use
Apartment 5plus
$1.21M
$1.06M – $1.42M
NOI $85,024 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.40M
$2.10M – $2.80M
NOI $167,995 @ 7.0% cap · market cap 12.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
10
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Explore this area
Business Placement
Demographics for 27332, NC
36,020
Population
13,895
Households
2.6
Avg Household Size
38
Median Age
23%
College-Educated
87%
High-School Grad
107.1 sq mi
ZIP Area
336
Density / Sq Mi
$73,075
Median Household Income
$38,310
Median Earnings
$1,086
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Portfolio includes two established mobile home parks with separate utility configurations and residential acreage.
Where is this mobile home & rv park located?
The property is located at 440 John Garner Road Sanford, NC.
What is the asking price?
The asking price for this property is $1,350,000.
What are key features of this property?
This property features: Two mobile home parks with five single‑wide homes at each site; Sanford property covers 2.98 acres with well water and septic; Linden holdings include 3 parcels totaling 3.38 acres
