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Tidy Acres 1128 47 6 Unit Mobile Home Park $604,164 CAD ($100,694 CAD/Unit) 11.20% Cap Rate Troy, MO 63379
Investment Highlights
- Significant expansion potential — 4-acre parcel with room to add up to 12 additional pads
- Unzoned parcel — no zoning restrictions, giving the buyer maximum flexibility
- Extensive recent capital investment — current ownership has invested significantly in infrastructure and pad improvements, delivering a turnkey asset
- All six units are park-owned
Executive Summary
1128 State Hwy 47 - Six well-maintained park-owned mobile homes on 4 acres in the heart of Lincoln County, one of Missouri's fastest-growing regions. Located along State Highway 47 with excellent visibility and easy access to Troy's expanding retail and employment corridor. Reason for sale is that the seller is looking to finance another project. Open to offers.
Other Highlights Include:
* City water and sewer — no well or septic risk, simplified operations, and infrastructure already in place to support expansion.
* Extensive recent capital investment — current ownership has invested significantly in infrastructure and pad improvements, delivering a turnkey asset with deferred maintenance already addressed. New high-efficiency heat pumps installed for all units within the past 3 years.
* Stable, long-term tenant base with consistent occupancy and reliable collections.
* High-growth submarket — Lincoln County has been among Missouri's fastest-growing counties, driven by St. Louis metro spillover and strong demand for affordable housing.
Additional Information:
* Seller may elect to complete the sale as part of an IRC Section 1031 tax-deferred exchange. Buyer agrees to cooperate at no additional cost or liability.
* Cash or qualified financing preferred
* Rent roll, T-12, and due diligence package available upon signed NDA
PLEASE DO NOT DISTURB TENANTS! Unit inspections will be possible with a signed purchase offer.
Other Highlights Include:
* City water and sewer — no well or septic risk, simplified operations, and infrastructure already in place to support expansion.
* Extensive recent capital investment — current ownership has invested significantly in infrastructure and pad improvements, delivering a turnkey asset with deferred maintenance already addressed. New high-efficiency heat pumps installed for all units within the past 3 years.
* Stable, long-term tenant base with consistent occupancy and reliable collections.
* High-growth submarket — Lincoln County has been among Missouri's fastest-growing counties, driven by St. Louis metro spillover and strong demand for affordable housing.
Additional Information:
* Seller may elect to complete the sale as part of an IRC Section 1031 tax-deferred exchange. Buyer agrees to cooperate at no additional cost or liability.
* Cash or qualified financing preferred
* Rent roll, T-12, and due diligence package available upon signed NDA
PLEASE DO NOT DISTURB TENANTS! Unit inspections will be possible with a signed purchase offer.
Data Room Click Here to Access
Financial Summary (Actual - 2025) Click Here to Access |
Annual (CAD) | Annual Per SF (CAD) |
|---|---|---|
| Gross Rental Income |
$99,999
|
$9.99
|
| Other Income |
-
|
-
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$99,999
|
$9.99
|
| Taxes |
$99,999
|
$9.99
|
| Operating Expenses |
$99,999
|
$9.99
|
| Total Expenses |
$99,999
|
$9.99
|
| Net Operating Income |
$99,999
|
$9.99
|
Financial Summary (Actual - 2025) Click Here to Access
| Gross Rental Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Other Income (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss (CAD) | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Taxes (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Operating Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Total Expenses (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
| Net Operating Income (CAD) | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
| Price | $604,164 CAD | Property Subtype | Manufactured Housing/Mobile Home |
| Price Per Unit | $100,694 CAD | Apartment Style | Single-Family Home |
| Sale Type | Investment | Lot Size | 4.06 AC |
| Cap Rate | 11.20% | Building Size | 7,104 SF |
| Sale Condition | 1031 Exchange | Average Occupancy | 100% |
| Gross Rent Multiplier | 7.2 | No. Stories | 1 |
| No. Units | 6 | Year Built/Renovated | 2015/2024 |
| Property Type | Multifamily | ||
| Zoning | Unincorporated | ||
| Price | $604,164 CAD |
| Price Per Unit | $100,694 CAD |
| Sale Type | Investment |
| Cap Rate | 11.20% |
| Sale Condition | 1031 Exchange |
| Gross Rent Multiplier | 7.2 |
| No. Units | 6 |
| Property Type | Multifamily |
| Property Subtype | Manufactured Housing/Mobile Home |
| Apartment Style | Single-Family Home |
| Lot Size | 4.06 AC |
| Building Size | 7,104 SF |
| Average Occupancy | 100% |
| No. Stories | 1 |
| Year Built/Renovated | 2015/2024 |
| Zoning | Unincorporated |
Amenities
Site Amenities
- Trash Pickup - Curbside
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 3+2 | 6 | $1,373 CAD | 1,100 |
1 1
Not walkable
10/100
Exceptionally drivable
100/100
Fairly bikeable
40/100
Property Taxes
| Parcel Number | 145021000000032001 | Total Assessment | $42,426 CAD |
| Land Assessment | $17,823 CAD | Annual Taxes | -$1 CAD ($0.00 CAD/SF) |
| Improvements Assessment | $24,603 CAD | Tax Year | 2025 |
Property Taxes
Parcel Number
145021000000032001
Land Assessment
$17,823 CAD
Improvements Assessment
$24,603 CAD
Total Assessment
$42,426 CAD
Annual Taxes
-$1 CAD ($0.00 CAD/SF)
Tax Year
2025
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Tidy Acres | 1128 47
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