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Mobile Home Park Valuation Calculator
Enter your income and net operating income — income after operating costs, before any mortgage payment. Parks are priced almost entirely off that number.
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How this valuation is worked out
Mobile home parks are priced on net operating income divided by a cap rate. Cap rates of roughly 6% to 10% work out to about 10 to 16 times NOI. City water and sewer, high lot occupancy and lot rents below market push toward the strong end; private wells and septic, park-owned homes and low occupancy pull the other way.
A worked example
An 80-lot park on city utilities, 92% occupied, with $520K of income and $190K of expenses, so $330K of NOI. At a 7% cap rate that is roughly $4.7M — about 14× income. On a private well and septic, buyers underwrite closer to a 9% cap.
Multiple ranges reviewed September 2026, based on offers buyers in our network are making today. They are a guide, not a quote — see how the process works.
What moves your number
- Lot rent income versus income from park-owned homes
- Occupancy and how many vacant lots could be filled
- City utilities versus private well and septic, and how bills are metered
- The gap between your lot rents and market rents
- Zoning, road condition and deferred maintenance
Want the full picture? How to Sell a Mobile Home Park
Common questions
Why is park-owned home income worth less?
Because it carries repairs, turnover and collections. Buyers value lot rent at a full multiple and homes at something closer to their resale value.
What is a cap rate?
A year's net operating income divided by the price. A 7% cap rate on $210K of income is roughly a $3M value.
Do private utilities really hurt the price?
They widen the cap rate. Wells and septic mean repair risk and regulatory exposure a city-serviced park does not have.