Mobile Home Park Income Calculator
The formula
What the land under the homes tells you
MH park income is land rent plus utilities/ancillary; the homes belong to residents and the opex is surprisingly thin.
Calculation: Gross = lots × occ × (lot + ancillary) × 12; NOI after site opex. Enter your inputs and every substitution is shown below the result.
Reading the result
168 lots at 94% and 665/mo blended = 1.33M gross; 5–6% cap means 19M+ valuation.
Rules of thumb: 500–800/mo lot rents; 5.5–7% cap band
Limitations and best practice
Utility bill-back is where MH parks win or bleed; submetering the park commonly adds 4–8% NOI.
This calculator gives an estimate based on standard formulas; it is not professional financial, medical, legal or engineering advice. Verify anything you plan to act on with a qualified professional and your own records.
Frequently asked questions
Why the institutional rush?
Home sale income?
Rent control exposure?
Source & methodology
Fairholme/HomeVest MHI park economics.
How Mobile Home Park Income works — and what your result really means
You are checking what an income number really means after the deductions and conversions are applied. There are plenty of pages about Mobile Home Park Income; almost none of them show the working. This one does: the formula, every input, a fully computed example, and a sensitivity analysis calculated live from this engine’s own defaults.
Most confusion about Mobile Home Park Income comes from mixing up the input you control with the input you merely observe. The formula treats them identically, but your decisions should not: one deserves measurement, the other deserves a defensible estimate.
The useful way to hold Mobile Home Park Income is as a ratio with a story attached: Gross = lots × occ × (lot + ancillary) × 12; NOI after site opex says how the parts combine, and the $1,282,964 figure above is simply that sentence written in numbers. Everything that follows unpacks one clause of the sentence at a time.
Every figure in the prose is generated by the engine rather than written beside it — the worked example resolves to annual NOI = $1,282,964 on the default inputs, and the sensitivity section ranks the inputs that move the result — Lot rent first, at ≈12.1 % of the headline for a ten-percent error either way in that input — which is the thread the rest of this guide pulls on.
The Mobile Home Park Income formula, explained
The engine implements a single stated model: Gross = lots × occ × (lot + ancillary) × 12; NOI after site opex. There is no hidden coefficient and no login-gated precision — the formula printed is the formula executed, which is also what makes the result citable.
Total lots (example value 225) is a quantity rather than a category — precision here is cheap and worth having. The example value is there to demonstrate the mechanics, not to describe your situation — overwrite it.
Occupancy (%) (example value 91) is a plain measured quantity — the unit shown in the label is the unit the formula expects. Enter it exactly as your document states it — quoted annual, monthly and effective rates are three different numbers.
Lot rent ($/mo) (example value 632) is a quantity rather than a category — precision here is cheap and worth having. If you are unsure what belongs in this field, look at the printed steps: the substitution shows exactly how the engine uses it.
Ancillary/door/mo ($) (example value 42) is a numeric input whose unit is fixed by the label; a wrong unit is a wrong answer wearing a plausible disguise. If you are unsure what belongs in this field, look at the printed steps: the substitution shows exactly how the engine uses it.
Annual opex per occupied lot ($) (example value 1,822) is a plain measured quantity — the unit shown in the label is the unit the formula expects. If you are unsure what belongs in this field, look at the printed steps: the substitution shows exactly how the engine uses it.
Mobile Home Park Income with real numbers, step by step
Abstract formulas are hard to trust, so here is the complete substitution using the default inputs, written the way an examiner would want it. Starting figures: Total lots, Occupancy (%), Lot rent ($/mo), Ancillary/door/mo ($). Run to the end, the annual NOI resolves to $1,282,964 — 5,702 NOI per lot total — the site-rent moat is 60%+ margins with zero structure risk; the home is the tenant’s on the bands this tool uses.
- 205 × $674 × 12 = $1,656,018
- − $373,055 site opex
- NOI = $1,282,964
Occupied lots — 204.8. Compare it against the main result of $1,282,964 before drawing conclusions.
Gross annual — $1,656,018. If your inputs change, this is usually the first companion figure to move.
Margin — 77.5 %. This is the number experienced users quote when the headline alone would mislead.
Value at 6% cap — $21,382,725. This is the number experienced users quote when the headline alone would mislead.
Keep this worked example open while you enter your own figures: matching the shape of the substitution is the fastest way to spot a unit or convention mistake.
How far Mobile Home Park Income can reasonably move
Read this table as the practical error bar on the headline figure. It answers the question people actually have after seeing a single number: how wrong could this be if the main input is off by ten or twenty percent?
| Lot rent setting | Annual NOI |
|---|---|
| 80 % of the example value | $972,399 |
| 90 % of the example value | $1,127,681 |
| example inputs | $1,282,964 |
| 110 % of the example value | $1,438,246 |
| 120 % of the example value | $1,593,528 |
The corridor runs from $972,399 to $1,593,528 across that band — which is the range worth planning inside rather than the single $1,282,964 point estimate. Reproduce it in the form above by editing Lot rent alone; the substitution steps will follow your figures exactly.
Sensitivity: which inputs change Mobile Home Park Income the most
Nobody should have to guess which input matters. The engine was re-run once per field below — ten percent up, ten percent down, everything else frozen — and the results ranked by how far they moved the annual NOI. For Mobile Home Park Income the ranking is measured rather than guessed, and it belongs to these defaults: shift the starting point and the order can shift with it.
- Nudge Lot rent by ±10 % and Mobile Home Park Income lands between $1,127,681 and $1,438,246 (sensitivity ≈12.1 %)
- Total lots +10 % → Mobile Home Park Income = $1,411,260 · −10 % → $1,154,667 (the annual NOI shifts ≈10.0 %)
- Occupancy +10 % → Mobile Home Park Income = $1,411,260 · −10 % → $1,154,667 (the annual NOI shifts ≈10.0 %)
- Nudge Annual opex per occupied lot by ±10 % and Mobile Home Park Income lands between $1,245,658 and $1,320,269 (sensitivity ≈2.9 %)
- Ancillary/door/mo +10 % → Mobile Home Park Income = $1,293,283 · −10 % → $1,272,644 (the annual NOI shifts ≈0.8 %)
Lot rent is the dominant lever here: ten percent either way moves the result by about 12.1 %, from $1,127,681 to $1,438,246. Spend your verification effort there first, and treat Total lots as the second priority (≈10.0 % per ten percent). The remaining fields can sit at safe defaults without materially changing the answer — knowing which is which is what separates a careful calculation from an anxious one.
Interpreting the Mobile Home Park Income verdict
The value above only becomes useful the moment you know what it is being measured against. The default case lands in the “5,702 NOI per lot total — the site-rent moat is 60%+ margins with zero structure risk; the home is the tenant’s” band, and bands are deliberately wide because real situations overlap. The sensitivity list shows how far a modest input error moves you along that ladder: for Lot rent, ±10 % covers $1,127,681 to $1,438,246. The practical reading rules: read the band as a starting hypothesis, then test it: change the two dominant inputs by ten percent and see whether the verdict survives. Verdicts that survive stress are the ones worth acting on.
Placing this figure in context: calculators of this kind differ less in arithmetic than in what they choose to ignore. This one keeps Total lots explicit so that the omissions are visible rather than hidden in a preset.
Why Mobile Home Park Income results go wrong — and how to prevent it
Utility bill-back is where MH parks win or bleed; submetering the park commonly adds 4–8% NOI. This calculator gives an estimate based on standard formulas; it is not professional financial, medical, legal or engineering advice. Verify anything you plan to act on with a qualified professional and your own records.
Reporting the headline and quietly discarding Occupied lots. The companions are where the shape of the trade-off survives the rounding.
Attention is also misallocated between fields. Having measured this engine, we can say where it belongs: Lot rent first, everything else second.
The subtlest error is answering the wrong question precisely. Confirm that annual NOI is actually the quantity your decision needs — the arithmetic is flawless either way, which is what makes the mistake invisible.
Six things to confirm before acting on Mobile Home Park Income
- Re-run the calculation with a ±10 % stress on the two most sensitive inputs.
- Compare the output against one published benchmark or a colleague’s independent estimate.
- Check Lot rent before anything else: it is the measured dominant input, ≈12.1 % of Mobile Home Park Income per ten percent.
- Note the date and the inputs beside the number so the figure can be audited later.
- Verify each input against its original source document, not memory.
- Repeat the ±10 % test on the inputs that matter and see whether the decision — not just the number — still holds.
A routine for decision-grade Mobile Home Park Income
Using a calculator well sounds trivial, but the difference between a decision-grade figure and a throwaway one lives entirely in the routine. The routine for Mobile Home Park Income takes a minute to learn and applies to every input above.
Step 1 — gather before you type. Mobile Home Park Income depends on total lots, occupancy (%), lot rent ($/mo), ancillary/door/mo ($), annual opex per occupied lot ($). Collect them from a source document — a statement, a report, an invoice, a log — rather than from memory, because recalled inputs are the single largest cause of wrong results. Note the assumption you are least sure about; that is where the real risk lives.
Step 2 — baseline before exploration. Get one defensible Annual NOI on screen before you start nudging numbers. Without a baseline, every variation looks interesting and none of them means anything. If a result feels obviously right, that is the moment to check the inputs hardest.
Step 3 — play with the inputs on purpose. Ten percent up, ten percent down, one field at a time. Within a few minutes you will know this calculation better than most people who quote its results. A calculation you cannot explain to somebody else is a calculation you cannot defend.
Step 4 — ask what would have to be true. Take the result you want and work backwards through the inputs until you find the assumption that produces it; then decide honestly whether that assumption is defensible. When two sources disagree, it is almost never the arithmetic that differs.
Step 5 — schedule the next run. In Real Estate & Property the inputs drift quietly. Put a reminder a quarter out, re-enter the same fields, and read the change rather than the level. A calculation you cannot explain to somebody else is a calculation you cannot defend.
The real-world conversations Mobile Home Park Income settles
Most Commercial Real Estate disagreements are arithmetic disagreements in disguise. When Annual NOI of $1,282,964 sits on the table with its working shown, the conversation stops being about who sounds more confident and starts being about which input is wrong. One decimal place more than your data supports is one decimal place of fiction.
Used properly this is a five-minute filter that saves weeks. Compute Mobile Home Park Income, reject what fails, and only then bring in the expensive analysis for the survivors. Estimates improve most when the worst case is written down in ink.
Treat Mobile Home Park Income like a smoke alarm rather than a painting — its value is in being tested periodically, not in being admired once. The point of transparency is that a reader can disagree with a specific line rather than with you.
Mobile Home Park Income — frequently asked questions
What affects Mobile Home Park Income the most?
Measured on this engine, Lot rent is the dominant lever: moving it ±10 % shifts the annual NOI across $1,127,681 to $1,438,246 — about 12.1 % of the headline, with Total lots next at ≈10.0 %. The ranked list in the sensitivity section is computed live, not asserted from a template.
Which matters more: total lots or lot rent?
By the numbers, Lot rent: a ten-percent change in it moves the result ≈12.1 %, versus ≈10.0 % for Total lots. Spend your measuring effort in that order — precision on the weaker lever buys almost nothing.
What is a typical Mobile Home Park Income?
There is no honest universal average for Mobile Home Park Income, but there is a reference point: the defaults on this page produce $1,282,964 (5,702 NOI per lot total — the site-rent moat is 60%+ margins with zero structure risk; the home is the tenant’s). Replace the inputs with your own and compare — that comparison is the useful meaning of “typical”.
How do I calculate Mobile Home Park Income by hand?
Use the stated model — Gross = lots × occ × (lot + ancillary) × 12; NOI after site opex — and substitute in the order the tool prints (it starts from 205 × $674 × 12 = $1,656,018). On the example inputs the hand route lands on $1,282,964, exactly what the calculator shows. A spreadsheet reproduces it in two or three cells; doing it once by hand is what makes the automated answer trustworthy.
What happens to Mobile Home Park Income if lot rent changes by 10 %?
Try it in the form above and the printed substitution will follow you; the pre-computed answer for the defaults is $1,127,681 to $1,438,246 across the ten-percent probe, i.e. ≈12.1 % sensitivity on the annual NOI.
Is the Mobile Home Park Income result of $1,282,964 good or bad?
Neither, on its own — the label “5,702 NOI per lot total — the site-rent moat is 60%+ margins with zero structure risk; the home is the tenant’s” is the band this figure falls in for the example inputs, and your own inputs will place you elsewhere on the same ladder. Judge the number against your history and your alternatives, and remember that a ten-percent error in Lot rent alone moves it by ≈12.1 %.
What affects Mobile Home Park Income the most?
Sensitivity depends on where you start, but the inputs Total lots and Occupancy (%) typically move Mobile Home Park Income further than the rest because they enter the formula multiplicatively. If you can only measure two things well, measure those and hold the others at conservative defaults.
Which costs are missing from Mobile Home Park Income?
Vacancy, management, capital reserves and closing amortisation are the usual absentees. The tool computes what you feed it; adding those into the expense side moves the number from marketing to operations.
Why the institutional rush?
Workforce-affordable land rent, 94%+ sticky occupancy, replacement cost far above private-market pricing.
Home sale income?
Park-owned homes rent 350–600 above lot-only, with capex and turnover added — model separately.
Does this Mobile Home Park Income tool store my numbers?
No. The entire calculation runs in your browser session; nothing entered above is transmitted or saved, which is the correct behaviour for sensitive Real Estate & Property figures and the reason you can re-run this page as often as you like.
The vocabulary of Mobile Home Park Income
- Occupied lots
- 204.8 in the default Mobile Home Park Income calculation — one of the secondary figures an experienced reader checks before trusting the primary number.
- Gross annual
- $1,656,018 for the Mobile Home Park Income worked case; it sits next to the main result because it carries context the headline leaves out.
- Margin
- 77.5 % in the default Mobile Home Park Income calculation — one of the secondary figures an experienced reader checks before trusting the primary number.
- Annual NOI
- The primary output of this tool: $1,282,964 for the default inputs, computed exactly from Gross = lots × occ × (lot + ancillary) × 12; NOI after site opex.
- Worked example
- Every substitution in order, from the example inputs to $1,282,964 — the audit trail for the headline figure.
- Verdict band
- The interpretation attached to a result (“5,702 NOI per lot total — the site-rent moat is 60%+ margins with zero structure risk; the home is the tenant’s” on these inputs), which turns a bare number into a position on a scale.
- Sensitivity (±10 %)
- How far the Mobile Home Park Income moves when a single input is nudged ten percent either way; the ranked list on this page is computed live from this engine.
Method, sources and what this tool cannot tell you
There is no black box on this page — the engine evaluates Gross = lots × occ × (lot + ancillary) × 12; NOI after site opex. Source of record: Fairholme/HomeVest MHI park economics. Where a professional version of this calculation differs, it differs in inputs and jurisdiction-specific coefficients, not in the algebra — which is why re-checking your inputs beats hunting for a second calculator.
Treat the output as a precise answer to the question you typed: exact arithmetic, transparent formula, published source, no hidden rounding. The promise to the reader is narrow and testable: same inputs, same output, no silent rounding, and no figure presented without the formula that produced it.
What to do with your Mobile Home Park Income next
Re-run at your actual tax and deduction figures rather than the defaults; the gap between them is your real take-home.
This page was written for workers and employers working out what money actually arrives, and the promise is that nothing above required trust. Bookmark the tool, re-run it whenever an input moves by more than a few percent, and keep the date with the number.