Mobile Home Park Valuation Calculator
Estimate park market value via the income approach.
Want a more detailed valuation that includes a comp set and exit-cap sensitivity table?
How park valuation works
The dominant valuation method for income-producing real estate is the income approach: divide trailing-12-month NOI by the prevailing market cap rate. A park producing $200,000 per year in NOI in a 7.5% cap-rate market values at approximately $2,667,000.
What cap rates are we using?
We benchmark cap rates by market tier and POH/TOH mix. Tier-1 stabilized parks cluster between 6.0% and 7.0%; tier-2 between 7.0% and 8.5%; rural between 8.0% and 10.5%. POH-heavy parks usually price 25–50 bps wider than comparable TOH-heavy parks.
What this calculator doesn't do
- It doesn't account for deferred maintenance, capex requirements, or environmental issues
- It doesn't run sales comps — a true valuation cross-checks income approach against recent transactions
- It doesn't model financing or exit-cap sensitivity
Use this for a quick-look. For a real valuation, work with a commercial broker or appraiser specializing in MHP.
This calculator is informational only and is not investment, financial, legal, tax, or appraisal advice. Estimated values are illustrative only. For an actual valuation, engage a qualified commercial appraiser or broker.
Mobile home park valuation by state
Cap rates are local. A park in a tertiary Midwest market and an identical park in a coastal metro trade at very different multiples of the same NOI, so a national average will misprice both. Each state page below carries the park count, lot count, prevailing lot rent and the cap-rate range we see in that market — use it to pick the rate you feed into the calculator above.
Related: NOI calculator · lot rent calculator · how to value a mobile home park · current cap rates