1 Mahoning Ave - Rancho Estates 52 Unit Apartment Building Offered at $2,871,813 CAD at a 8.05% Cap Rate Rantoul, IL 61866

Financing Opportunity!!!
The property is currently encumbered by a Fannie Mae loan that the seller prefers a buyer to assume. The existing loan has an approximate balance of $1,600,000 at a favorable 4.12% interest rate. The loan is interest-only through June 2026, after which it converts to a five-year term amortized over 30 years (locked in at 4.12% until May 2031). Assumption requirements include a minimum of two years of mobile home park ownership or key principal role, a net worth exceeding $1,000,000, and minimum liquidity of $160,000.
Rancho Estates is a 52-pad mobile home community located in Rantoul, Illinois within the Champaign–Urbana Metropolitan area. Situated on approximately 4.28 acres and originally developed in 1960, the property benefits from approved mobile home park zoning and is not located within a designated flood zone. The current ownership has operated the community for six years and manages the asset remotely through a district manager, supported by an on-site maintenance technician. The community currently operates without a full-time on-site manager. Pad sizes vary throughout the property, and residents benefit from off-street parking and a well-maintained neighborhood setting.
The community is currently operating at strong occupancy levels with 49 of 52 pads occupied. Of the existing homes, 36 are tenant owned homes (TOH) paying an average lot rent of $425 per month. The remaining 10 units are park-owned homes (POH) with average rents of approximately $800 per month, and the seller holds clear title to all park-owned units. Three pads are currently vacant and may have the potential for new home placement subject to city setback requirements. One additional home is scheduled for removal due to poor condition. Approximately three residents are currently behind on rent. All residents operate under monthly lease agreements, and rent is collected electronically through the Rent Manager portal. The most recent rent adjustments were modest $25 increases for both POH and TOH units.
Rancho Estates is served by municipal water and sewer, with utility costs back-billed to residents through submetering. Electricity and natural gas are directly metered and billed by the respective providers, and each pad is equipped with a 100-amp electrical pedestal. Residents are responsible for their own garbage service. The material composition of underground utility lines was not provided. The internal road network is asphalt and is reported to be in good condition, with ownership responsible for ongoing maintenance.
Operational responsibilities are efficiently structured, with tenants responsible for mowing their individual lots and clearing their own driveways during winter months. Ownership maintains vacant pads and common areas and provides snow removal for the park roads. The property has benefited from consistent operational oversight and strong administrative systems, with institutional-quality financials and documentation available for buyer due diligence.
Since acquisition, ownership has made several meaningful improvements to enhance the long-term quality and stability of the community. These include removal of distressed homes, tree trimming, installation of a playground, street repaving, and the addition of water meters. These investments have positioned the property for continued operational stability and future infill potential.
Future upside for a new owner includes the potential infill of vacant pads, subject to municipal approval, and continued optimization of rental rates in line with market conditions. Ownership has indicated that continued infill would be their primary operational focus if they retained the asset.
***One of the minority owners of Marshalltown Estates is a licensed Real Estate Broker in the State of Iowa.***
Location:
Rantoul is a village in northern Champaign County, Illinois. The population was 12,371 at the 2020 census. It is part of the Champaign–Urbana metropolitan area.
The median home cost in Rantoul is $108,100. Home appreciation the last 10 years has been 46.3%. Home Appreciation in Rantoul is up 14.5%.
Renters make up 42.1% of the Rantoul population.
The average 1-bedroom rents for $760/month.
The average 2-bedroom rents for $900/month.
The average 3-bedroom rents for $1,170/month.
The average 4-bedroom rents for $1,210/month.
Rantoul has an unemployment rate of 5.0%. The US average is 6.0%.
Future job growth over the next ten years is predicted to be 30.2%,which is lower than the US average of 33.5%.
The Median household income of a Rantoul resident is $44,130 a year. The US average is $69,021 a year.
Rantoul violent crime is 38.4. (The US average is 22.7)
Rantoul property crime is 40.4. (The US average is 35.4)
Here are four of the largest employers in Rantoul, IL (employee counts approximate):
•Vista Outdoor — 440 employees
•Jeld-Wen Windows & Doors — 425 employees
•Flex-N-Gate — 426 employees
•Rantoul Foods — 511 employees
Champaign County is a county in the U.S. state of Illinois. As of the 2020 Census, its population was 205,865, making it the 10th-most populous county in Illinois. Its county seat is Urbana. Champaign County is part of the Champaign–Urbana metropolitan area. The twin cities of Urbana and Champaign are the only cities in the county, and they nearly surround the campus of the University of Illinois.
Here are ten of the largest employers in Champaign County, IL, with employee counts (approximate):
•University of Illinois at Urbana-Champaign — 26,884
•The Carle Foundation — 7,346
•Champaign Unit #4 School District — 1,670
•Kraft Heinz Company — 1,300
•OSF HealthCare — 1,150
•Urbana School District #116 — 950
•Christie Clinic — 915
•FedEx Ground — 887
•Parkland College — 883
•City of Champaign — 636