The Esterson MHC Team is pleased to present this cash-flowing, 100% occupied, 5-park, 70-unit manufactured housing community portfolio located in Summerville, SC (Charleston, SC MSA).

Summerville, SC straddles Dorchester, Charleston, and Berkeley Counties and serves as the primary suburban growth corridor for the Charleston metropolitan area. The Charleston MSA has been experiencing astounding population growth, increasing by 11.2% from 2020 to 2025, nearly four times the national average of 3.1%. It has grown 33.8% since 2010. Summerville grew by 22.6% since 2010 and by 4.4% from 2020 to 2025. Dorchester County grew by 33.2% since 2010 and by 10.4% from 2020-2025. The local economy is anchored by Boeing South Carolina, Volvo Cars, Joint Base Charleston, Mercedes Benz, Bosch, and the Port of Charleston, providing a stable employment base.

The portfolio is 70 total units, consisting of 28 tenant owned homes (TOH), 41 rent to own mobile homes (RTO), and 1 rented single-family home (SFH). There are 69 manufactured housing lots and 1 single family home site across 10.68 acres. The average lot rental rate per month is $826 and the average RTO payment above lot rent is $572. Current occupancy is 100% (70 of 70 units occupied), with no park owned rentals, no vacant lots, and no vacant homes in the portfolio. The 41 RTO contracts carry a remaining balance of $638,520 and expire between 2028 and 2030, with the majority maturing by December 2028. 16 of the RTO contracts are on 2023 Clayton homes.

Four of the five parks are serviced by public water that’s paid for by the tenants, and Palzita Lane MHP is serviced by a private well that’s paid for by the landlord. All five parks are serviced by public sewer that’s paid for by the tenants. All parks are serviced by curbside bins that are paid for by the tenants. Electricity is billed directly to tenants. Landlord mows all parks. All five parks have paved roads and the roads at Palzita MHP and Thomas MHP are brand new, completed in August 2026. Cone Lane MHP is in a flood zone. The other four parks are NOT in flood zones. Magnolia Circle MHP is in an opportunity zone, and Bell Drive Circle MHP is immediately adjacent to one.

This portfolio is being offered at a purchase price of $10,000,000, which represents an 8.0% global cap rate and 5.7% lot rent only cap rate on T-1 annualized income and T12 reported expense. All offers must include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant real estate experience.

Broker Info:

Ben Yelm – Marcus & Millichap

151 Meeting St, Suite 450, Charleston, SC 29401

Lic #: 303785

(843) 952-2300