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Adam's Mobile Home Park 321 Colony Farm Rd SW 35 Unit Mobile Home Park For Sale Milledgeville, GA 31061
Executive Summary
DEAL WEBSITE LINK: https://adamsmobilehomepark.sharplaunch.com/
60+ PAD EXPANSION POTENTIAL -
Baldwin County Planning & Zoning has expressed support for expanding the property to 60+ total pads. The attached appraisal supports an estimated $1,000,000+ land value alone, creating significant embedded upside beyond current operations.
$116K-$200K+ ANNUAL RENTAL UPSIDE ($300,000+ PROFORMA RENTS) -
Current rents are significantly below market, creating an immediate mark-to-market opportunity with approximately $116,000/year in projected rental upside based on current market rents alone. With Section 8 participation, projected upside increases to approximately $175,000-$200,000+ annually. Market rents remain below HUD thresholds, helping limit affordability risk while supporting long-term occupancy stability
TURNAROUND & HEAVY LIFTING ALREADY COMPLETED -
Much of the difficult operational turnaround work has already been completed, including improving tenant quality, stabilizing operations, and implementing stronger management practices. A new owner can focus on maximizing cash flow and capturing remaining upside rather than taking on a distressed repositioning from day one.
SECTION 8 PROGRAM ACTIVATED - ADDITIONAL $50K-$75K UPSIDE -
The property is now actively enrolled in the Section 8 program (see Dropbox documents and email correspondence), creating additional revenue optionality and the potential for an estimated $50,000-$75,000+ in annual upside ABOVE traditional market rents.
16-PERSON WAITLIST - STRONG AFFORDABLE HOUSING DEMAND -
The property benefits from limited nearby competition, minimal new supply, and strong affordable housing demand. The asset currently maintains a 16-person waitlist, reinforcing the ongoing shortage of attainable housing in the region and the long-term value of stabilized affordable housing assets.
RECENT RENOVATIONS -
The property has undergone a complete renovation, minimizing operational expenses and capital expenditure requirements for the incoming buyer.
60+ PAD EXPANSION POTENTIAL -
Baldwin County Planning & Zoning has expressed support for expanding the property to 60+ total pads. The attached appraisal supports an estimated $1,000,000+ land value alone, creating significant embedded upside beyond current operations.
$116K-$200K+ ANNUAL RENTAL UPSIDE ($300,000+ PROFORMA RENTS) -
Current rents are significantly below market, creating an immediate mark-to-market opportunity with approximately $116,000/year in projected rental upside based on current market rents alone. With Section 8 participation, projected upside increases to approximately $175,000-$200,000+ annually. Market rents remain below HUD thresholds, helping limit affordability risk while supporting long-term occupancy stability
TURNAROUND & HEAVY LIFTING ALREADY COMPLETED -
Much of the difficult operational turnaround work has already been completed, including improving tenant quality, stabilizing operations, and implementing stronger management practices. A new owner can focus on maximizing cash flow and capturing remaining upside rather than taking on a distressed repositioning from day one.
SECTION 8 PROGRAM ACTIVATED - ADDITIONAL $50K-$75K UPSIDE -
The property is now actively enrolled in the Section 8 program (see Dropbox documents and email correspondence), creating additional revenue optionality and the potential for an estimated $50,000-$75,000+ in annual upside ABOVE traditional market rents.
16-PERSON WAITLIST - STRONG AFFORDABLE HOUSING DEMAND -
The property benefits from limited nearby competition, minimal new supply, and strong affordable housing demand. The asset currently maintains a 16-person waitlist, reinforcing the ongoing shortage of attainable housing in the region and the long-term value of stabilized affordable housing assets.
RECENT RENOVATIONS -
The property has undergone a complete renovation, minimizing operational expenses and capital expenditure requirements for the incoming buyer.
Property Facts
| Sale Type | Investment | Building Class | C |
| No. Units | 35 | Lot Size | 35.70 AC |
| Property Type | Multifamily | Building Size | 500 SF |
| Property Subtype | Manufactured Housing/Mobile Home | No. Stories | 1 |
| Apartment Style | Single-Family Home | Year Built | 2007 |
| Zoning | UNZONED RU - UNZONED RU | ||
| Sale Type | Investment |
| No. Units | 35 |
| Property Type | Multifamily |
| Property Subtype | Manufactured Housing/Mobile Home |
| Apartment Style | Single-Family Home |
| Building Class | C |
| Lot Size | 35.70 AC |
| Building Size | 500 SF |
| No. Stories | 1 |
| Year Built | 2007 |
| Zoning | UNZONED RU - UNZONED RU |
Amenities
Site Amenities
- 24 Hour Access
Exceptionally drivable
100/100
Somewhat bikeable
20/100
Property Taxes
| Parcel Number | 042-040 | Improvements Assessment | $55,999 CAD |
| Land Assessment | $192,410 CAD | Total Assessment | $248,409 CAD |
Property Taxes
Parcel Number
042-040
Land Assessment
$192,410 CAD
Improvements Assessment
$55,999 CAD
Total Assessment
$248,409 CAD
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Adam's Mobile Home Park | 321 Colony Farm Rd SW
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