Mobile Home Park with Five
For Sale
$399,900
825 Verles Road, Medon, TN 38356
Residential Income, Medon, TN
Property Size5,000 SF
Lot Size21.04 Acres
Price / SF$79.98
Days on Market321
Property Features for 825 Verles Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Commercial / Agricultural
Parking
10
Parking features
Open
Patio and Porch features
Porch
Interior features
Laminate Counters, Tub Shower Combo
Exterior features
Dog Run
Appliances
Electric Range, Electric Water Heater
Lot features
Sloped, Wooded
Elementary school district
Hardeman County Schools
Directions
At the intersection of Highway 45 and Hwy 18, Take Highway 18 South for approximately 12.7 Miles. Turn Right onto Jody Rd. Stay Right to stay on Jody Rd. Slight left onto Teague Rd/Verles King Rd. Destination will be on the Left. (2 single wide mobiles, a double wide mobile, 2 more single wide mobiles all in a row)
Standard status
Active
APN
019 021.01
Size
5,000 SF
Lot size
21.04 Acres
Taxes and HOA fees
Tax Annual Amount
529
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air, Ceiling Fan(s), Window Unit(s)
Water source
Well
Building Details
Year built
1990
Floors in Building
1
Number of units
3
Flooring type
Vinyl, Laminate, Carpet
Building materials
Metal Siding
Roof type
Metal
Additional Structures
Kennel/Dog Run
Listing Agency:
RE/MAX Realty Source · RE/MAX International
(731) 668-7500
Listed By:
Jennifer Keats · License #348298
(731) 733-3656
Added: Nov 10, 2025
Changed: Sep 14
Last Checked: Sep 27 at 9:06AM
MLS# 2505371
Copyright © 2026 Central West Tennessee Association of Realtors. 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 includes five recently refreshed homes across 21.04 acres, with a combined property size of 5,000 square feet. Four homes are leased, while the remaining residence is move-in ready for a new tenant or owner occupancy. The homes feature metal siding, metal roofs, laminate, vinyl, and carpet flooring, along with electric heating and a mix of central air, window units, and ceiling fans.
Located at 825 Verles Road in Medon, Tennessee, the property uses a well and septic tank system. Open parking, porches, a dog run, electric ranges, and electric water heaters are included. The site is positioned for access to Jackson and Henderson and offers a rural setting within Hardeman County.
Located at 825 Verles Road in Medon, Tennessee, the property uses a well and septic tank system. Open parking, porches, a dog run, electric ranges, and electric water heaters are included. The site is positioned for access to Jackson and Henderson and offers a rural setting within Hardeman County.
Key Highlights
- 21.04‑acre mobile home park with five homes
- Four homes are leased; one is move‑in ready
- Combined property size of 5,000 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
$25,835
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
6.46%
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%
$516,700
$516.7K
Cap Rate 7%
$369,071
$369.1K
Cap Rate 9%
$287,056
$287.1K
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
$50.4K $10.08/SF
− Vacancy
−$3.4K −$0.69/SF
EGI
$47.0K $9.39/SF
− OpEx
−$21.1K −$4.23/SF
NOI
$25.8K $5.17/SF
Area
Madison County, TN
Vacancy
6.80%
Lease Rate
$10.08 /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%
$516,700
Cap Rate 7%
$369,071
Cap Rate 9%
$287,056
Alternative Uses
Best Use
Apartment 5plus
$369.1K
$322.9K – $430.6K
NOI $25,835 @ 7.0% cap · market cap 6.46%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$900.9K – $1.20M
NOI $72,072 @ 7.0% cap · market cap 18.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
5
Residential units
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
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Business Placement
Demographics for 38356, TN
2,272
Population
1,243
Households
1.8
Avg Household Size
49
Median Age
28%
College-Educated
88%
High-School Grad
77.9 sq mi
ZIP Area
29
Density / Sq Mi
$71,250
Median Household Income
$39,583
Median Earnings
$644
Median Rent
$156,400
Median Home Value
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Refreshed residential homes include leased units and one move-in-ready home for occupancy.
Where is this mobile home & rv park located?
The property is located at 825 Verles Road Medon, TN.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 21.04‑acre mobile home park with five homes; Four homes are leased; one is move‑in ready; Combined property size of 5,000 square feet
