Mobile Home Park with Expansion
For Sale
$429,900
6100 County Road 4, Boaz, AL 35957
MULTI_FAMILY - Boaz, AL
Property Size5,000 SF
Lot Size13.50 Acres
Price / SF$85.98
Days on Market23
Property Features for 6100 County Road 4
General Information
Property type
Residential Multi Family
Property subtype
Other
Subdivision
Metes And Bounds
Directions
Hwy 168 Tr On Dbl Bridges Road, Tr On Cr 4
Standard status
Active
APN
3209310000029.002
Size
5,000 SF
Lot size
13.50 Acres
Utilities
Sewer type
Septic Tank
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Roof type
Metal
Listing Agency:
South Towne Realtors, LLC
(256) 582-6900
Listed By:
Jeff Overstreet · License #64243
(256) 302-7722
Added: Jul 20
Last Checked: Aug 11 at 11:06PM
MLS# 21921942
Copyright © 2026 ValleyMLS.Com,Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mobile home park for sale includes 13.5 acres and currently features 9 mobile homes. The property has been lotted to accommodate approximately 20–30 mobile homes, providing a clear path to increase unit count on-site. The existing configuration supports an immediate rental setup while offering room to continue developing within the planned lot layout.
Located at 6100 County Road 4 in Boaz, Alabama, the property sits in DeKalb County. The acreage and lotted arrangement are key features for an operator evaluating a manufactured housing community, both for managing existing units and planning future additions.
For investors and buyers seeking a manufactured housing income strategy, the combination of current occupancy through 9 mobile homes and the presence of an identified lot plan for additional units can help reduce complexity when expanding. The offering is well suited for those looking to grow a rental portfolio or develop a larger mobile home community under an on-site lot framework, based on the lot capacity already accounted for in the property’s layout.
Located at 6100 County Road 4 in Boaz, Alabama, the property sits in DeKalb County. The acreage and lotted arrangement are key features for an operator evaluating a manufactured housing community, both for managing existing units and planning future additions.
For investors and buyers seeking a manufactured housing income strategy, the combination of current occupancy through 9 mobile homes and the presence of an identified lot plan for additional units can help reduce complexity when expanding. The offering is well suited for those looking to grow a rental portfolio or develop a larger mobile home community under an on-site lot framework, based on the lot capacity already accounted for in the property’s layout.
Key Highlights
- Mobile home park on 13.5 acres
- Currently includes 9 mobile homes for immediate rental income
- Already lotted to accommodate approximately 20–30 mobile homes
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
$27,065
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%
$541,300
$541.3K
Cap Rate 7%
$386,643
$386.6K
Cap Rate 9%
$300,722
$300.7K
Market Conditions
NOI Build-Up for 5,000 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
$52.8K $10.56/SF
− Vacancy
−$3.6K −$0.72/SF
EGI
$49.2K $9.84/SF
− OpEx
−$22.1K −$4.43/SF
NOI
$27.1K $5.41/SF
Area
Marshall County, AL
Vacancy
6.80%
Lease Rate
$10.56 /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%
$541,300
Cap Rate 7%
$386,643
Cap Rate 9%
$300,722
Alternative Uses
Best Use
Apartment 5plus
$386.6K
$338.3K – $451.1K
NOI $27,065 @ 7.0% cap · market cap 6.30%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$944.3K – $1.26M
NOI $75,542 @ 7.0% cap · market cap 17.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 35957, AL
16,849
Population
6,755
Households
2.5
Avg Household Size
36
Median Age
13%
College-Educated
85%
High-School Grad
78.3 sq mi
ZIP Area
215
Density / Sq Mi
$53,859
Median Household Income
$35,277
Median Earnings
$679
Median Rent
$142,500
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 - Income-producing mobile home park in DeKalb County with 9 existing homes and space planned for additional units.
Where is this mobile home & rv park located?
The property is located at 6100 County Road 4 Boaz, AL.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Mobile home park on 13.5 acres; Currently includes 9 mobile homes for immediate rental income; Already lotted to accommodate approximately 20–30 mobile homes
