185 Village MHC 10040 Pieper Rd 16 Unité Parc mobile 663 062 $ CAD (41 441 $ CAD/Unité) 12,27% Taux de capitalisation Potosi, MO 63664

185 Village Mobile Home Court sits on State Hwy 185 just north of Potosi, Missouri -about 75 miles southwest of St. Louis—and roughly six miles from the Potosi Walmart Supercenter for daily needs. The park totals ±6.15 acres, was developed in 1974, is zoned for mobile home park use, and is not in a flood zone.
There are 14 pads (each approx. 14' × 70'); 13 of 14 are occupied. All homes are single-wide and either tenant-owned (TOH) or rent-to-own (RTO)—there are zero park-owned homes. Most units are 1980s–1990s models; none require removal for quality concerns. No vacant trailers are on-site, no homes are held for back taxes, and the one vacant pad can accept a home.
Pad rents range from $300–$400 per month, averaging about $338. The park uses annual leases and Rent Manager for online payments. Collections have been strong with 100% collected in 2024 (occasional late pays, but tenants ultimately paid). Off-street parking is provided for residents.
Water is served by two private wells; wastewater is a large commercial septic system. Underground piping is primarily PVC with a mix of black poly and PVC water lines. Each pedestal is 200 amps; tenants are direct-billed by the electric provider. The park pays electricity for the well pumps and currently pays for garbage. No utilities are billed back; there are no gas/propane providers for the park.
In regards to the sewer system here is some additional information from the owner:
"The DNR calls it a Waste Water Treatment plant. It is a recirculating media bed system with a UV light and an above ground discharge. After the water goes through the septic tanks, it goes through the sand filter, through the UV light, and then gets discharged above ground. I have to take a sample quarterly of the effluent coming from the outfall and submit it to the DNR."
Internal roads are gravel and considered in “good” condition; the park maintains the roads. Tenants mow their own spaces while the owner maintains common areas. The park has not required snow pushing during the current owner’s tenure.
The current owner has self-managed while living on-site for two years and is relocating to be closer to family. There is no dedicated maintenance employee; the owner has handled maintenance personally. Seller will assist the next owner in identifying a suitable on-site manager or reliable “boots-on-theground” contact if the buyer prefers third-party/on-call oversight.
Recent work includes septic system repairs, gravel road repairs, added culverts for drainage, new skirting for curb appeal on select homes, installation of two master water meters on the wells to monitor usage, and a brand-new HVAC system (2024) for the onsite stick-built house.
If retaining the asset, Seller’s focus would be to raise lot rents, infill the one vacant pad, and lease the stick-built house—presenting straightforward upside for a new owner.
The owner currently occupies the on-site stick-built home and will vacate by closing. If the house is not leased on an annual lease by the day of closing, Seller will guarantee one year of rent at $900/month to the buyer.
The existing note is not assumable. The Seller is not open to seller financing or “Morby Stack” structures. Cash or financed offers only, please.
MR. LANDMAN, OOC is a licensed brokerage in the State of Missouri under Lic#2021009404. Jonathan Fisher is a licensed broker in the State of Missouri under Lic#2021009405.

Location:
Potosi is a city and the county seat of Washington County, Missouri. Potosi is 72 miles southwest of St. Louis. The population was 2,538 as of the 2020 census.
The median home cost in Potosi is $140,300. Home appreciation the last 10 years has been 73.2%. Home Appreciation in Potosi is up 17.1%.
Renters make up 52.6% of the Potosi population.
The average 1-bedroom unit rents for $560/month.
The agerage 2-bedroom unit rents for $740/month.
The average 3-bedroom unit rents for $910/month
The average 4-bedroom unit rents for $1,150/month
Future job growth over the next ten years is predicted to be 18.3%, which is lower than the US average of 33.5%.
The Median household income of a Potosi resident is $33,865 a year. The US average is $69,021 a year.
Potosi violent crime is 23.3. (The US average is 22.7)
Potosi property crime is 89.9. (The US average is 35.4)
Here are the ten largest employers in Washington County along with their approximate number of employees:
•Potosi R-3 School District – 335
•Potosi Correctional Center – 288
•Washington County Memorial Hospital – 265
•Red Wing Shoes – 224
•Wal-Mart – 200
•Kingston K-14 School District – 172
•Elara Caring – 146
•YMCA of the Ozarks – 135
•Purcell Tire & Rubber Co. (HQ) – 120
•Washington County (County Government) – 107