12 KPIs Every Mobile Home Park Operator Should Be Tracking

Operators who run by gut do fine on a single park. At three parks the gut starts lying to you. By five, you're managing what you measure — and if you're not measuring the right twelve things, you're flying blind on the issues that compound month over month. This is the dashboard we'd build first.

The twelve KPIs

Group them into four buckets: revenue, collections, operations, and pipeline. You want one chart per KPI on a single dashboard, weekly refresh.

• Physical occupancy
  Lots with a home on them divided by total lots. The denominator stays fixed; the numerator drives almost everything else.
• Economic occupancy
  Rent collected divided by rent billed. Below 92% in a stabilized park means a collections problem you should already be working.
• Delinquency aging buckets
  0–30, 31–60, 61–90, 90+. Watch the slope, not just the totals — 31–60 doubling tells you what 0–30 is becoming.
• Average days to collect
  Days from rent due date to deposit clearing. Under 7 in a healthy park.
• Open work order count + age
  Anything older than 14 days is a red flag for either staffing or vendor capacity.
• Move-in / move-out ratio (trailing 90)
  Below 1.0 means you're losing residents faster than you're replacing them.
• Infill pipeline (units in each stage)
  Order → transport → set → hookup → CO → move-in. Stages stuck >30 days are your bottleneck.
• Average lot rent vs. submarket
  You should know the gap between you and the next-cheapest competing park, in dollars.
• NOI per lot
  The portfolio-comparable metric. Park-by-park benchmark.
• Operating expense ratio
  OpEx ÷ effective gross income. Under 35% in a stabilized TOH park; under 50% in a POH-heavy park.
• Vendor SLA hit rate
  How often vendors close work orders within their committed window. Under 80% = renegotiate or replace.
• Tenant satisfaction (NPS or 1-5)
  Survey on every closed work order and every renewal. Trends matter more than absolutes.

How often to look at it

Weekly review for the four collection-related KPIs. Monthly review for everything else. Quarterly trend review with the board or partners. The biggest mistake is reviewing everything monthly and missing the rent-collection problem that started in week two of the month.