Hill City Mobile Home Park 730 Lexington St 33 Unit Mobile Home Park $1,361,022 CAD ($41,243 CAD/Unit) 9.98% Cap Rate Maysville, KY 41056

Hill City Mobile Home Community is a 33-pad manufactured housing park located on 14.20 acres in Maysville, Kentucky—a historic river town strategically positioned between Lexington, Kentucky and Cincinnati, Ohio. Originally developed around 1955, this established property combines long-term stability with clear upside potential through ongoing home renovations and infill opportunities. The park is zoned for manufactured housing, and while a small portion lies within a flood zone, the current owner does not carry flood insurance. Ownership has held the asset for two years and is now repositioning holdings, offering investors a well-situated, partially stabilized community in an area benefiting from both regional economic strength and a growing demand for affordable housing.
Maysville serves as the county seat of Mason County, Kentucky, and is the principal city within the Maysville Micropolitan Statistical Area, which draws from both Kentucky and southern Ohio. Located along the Ohio River, the city has a diverse economic base anchored by manufacturing, healthcare, education, and energy. Major employers include Meadowview Regional Medical Center, Mitsubishi Electric Automotive, Carmeuse Lime & Stone, and East Kentucky Power Cooperative, all providing stable local employment.
Maysville also benefits from strong connectivity to larger regional hubs—approximately 60 miles from Cincinnati and 70 miles from Lexington—giving residents access to metropolitan amenities while maintaining small-town affordability. The city’s location within the Buffalo Trace Area Development District positions it within an active regional economy focused on infrastructure investment and workforce development.
With the rising cost of traditional housing in nearby metro markets, demand for quality affordable housing in Maysville and its surroundings has increased significantly. Manufactured housing communities like Hill City MHC play an important role in meeting that demand, providing affordable, stable housing options for working families and retirees alike.
Hill City MHC occupies 14.20 acres and is zoned specifically for mobile home park use. The property includes 33 pads, of which 18 are currently occupied, and has both an on-site manager and a maintenance professional overseeing daily operations. The owner reports that no homes require removal, as all existing homes are structurally suitable for renovation. There are currently 11 vacant homes on-site and several vacant pads ready to accept new homes, offering clear pathways for growth and income expansion.
The current owner has held the property for two years and is selling as part of a broader asset repositioning strategy. The community is on city water and city sewer, and tenants are direct-billed for garbage. The underground water and sewer lines are PVC, and the park features individual electric, gas, and water meters at each pad. The electrical pedestals provide 100-amp service.
The property currently includes 8 park-owned homes (POH) and 10 tenant-owned homes (TOH). The average rent for park-owned homes is $650 per month, with the most recent increase effective June 1, 2025. The average pad rent for tenant-owned homes is $285 per month, also raised on June 1, 2025.
The owner does not have titles to all park-owned homes; those without titles will be conveyed via bill of sale at closing. All tenants are on written leases, and no residents are currently delinquent on rent. Payments are accepted through Cash App and Venmo, providing flexibility and convenience for residents. The community offers off-street parking for all tenants, and no trailers are held for back taxes.
Hill City MHC has undergone several key infrastructure improvements under the current ownership. The underground plumbing has been upgraded to PVC, and Hill Road, the primary access road through the community, has been freshly paved. The roads are in good condition and maintained by the park.
Tenants are responsible for mowing their individual spaces, while ownership handles vacant lots and common areas. Snow removal is rarely necessary but is performed by the park when required. The property benefits from solid infrastructure, a strong maintenance presence, and a stable base of long-term tenants.
Since acquiring the park, ownership has completed 10 home renovations, upgraded underground plumbing to PVC, and paved the park’s main access road. hese improvements have significantly increased the functionality and visual appeal of the community. When asked what further improvements they would prioritize if continuing ownership, the seller replied, “Renovate all of the vacant homes.” This highlights an obvious next phase of value creation for a new investor looking to push occupancy toward stabilization and improve overall cash flow.
The seller has no assumable financing and is not open to seller financing or creative structures such as Morby Stack offers.
MR. LANDMAN, LLC is a licensed real estate firm in the State of Kentucky under LIC#284074. Jonathan Fisher is a licensed broker in the State of Kentucky under LIC#284073.

Location:
Maysville is a "home rule" class city in Mason County, Kentucky, and is the county seat of Mason County. The population was 8,873 as of the 2020 census. Maysville is on the Ohio River, 66 miles northeast of Lexington.
The median home cost in Maysville is $138,700. Home appreciation the last 10 years has been 78.7%. Home Appreciation in Maysville is up 15.5%.
Renters make up 33.7% of the Maysville population.
The average 1-bedroom unit rents for $660/month.
The average 2-bedroom unit rents for $850/month.
The average 3-bedroom unit rents for $1,030/month.
The average 4-bedroom unit rents for $1,140/month.
Maysville has an unemployment rate of 5.8%. The US average is 6.0%.
Future job growth over the next ten years is predicted to be 21.6%, which is lower than the US average of 33.5%.
The Median household income of a Maysville resident is $40,212 a year. The US average is $69,021 a year.
Maysville violent crime is 16.3. (The US average is 22.7)
Maysville property crime is 52.6. (The US average is 35.4)
Here are the ten largest employers in Mason County:
•Meadowview Regional Medical Center — 300
•Carmeuse Lime & Stone — 250
•Green Tokai Co. Ltd — 250
•Mitsubishi Electric Automotive — 245
•Walmart Supercenter — 240
•Crounse Corporation — 200
•East Kentucky Power Co-op — 177
•Maysville Nursing & Rehab — 150
•Wald LLC — 150
•Lowe’s Home Improvement — 140