(Two Different pricing options...Scroll to bottom for details!)

All Seasons MHP (Investor Highlights)

•City Water & City Sewer!
•No accounts receivable!
•Rents haven't been raised in over 10 years!
•Property is in immaculate condition!

All Seasons MHP & Storage is an immaculate 26-pad MHP & storage facility located on 7.94 acres in Geff, IL. This park was established in the 1980's and was named the 1998 IL MHP of the year. The park is actually owned by a church, so profit has not been the primary focus during the time that they have owned this property. In fact, the pad rental rates have not been raised in over 10 years! The park is zoned 0060 (improved commercial) and is believed to be in compliance. All of the tenants pay their rent at the local bank and the bank charges $50/month for this service. The park does not have an on-site manager though the ownership believes there are individuals on the premises who would be interested and qualified for this position. The park does have a maintenance man.

The pads at All Seasons MHP average 50' x 132'. There are presently ZERO homes that need to be removed from the property as they are all in solid condition. The majority of the homes in the park are owned by the park. There are currently 22 park owned homes. One of these park owned homes serves at the office. Lot #1 is a modular home...the rest of the POH's are all single-wide trailers. The rent on these currently range from $350-$470/month, with the modular home renting for only $550. The POH's range between 1979 and 2018, with the vast majority of the homes being 1990's models. There are presently two tenant owned homes on the property (one of which is an RV across the street on the pond). The pad rental rate for the other TOH is $175/month and has not been raised in many years. There are no vacant trailers and no trailers being held for back taxes. The park utilizes annual leases.

CITY WATER & CITY SEWER!!! The waterlines are primarily PVC and for the most part have been completely replaced. The sewer lines have been mostly replaced as well and are composed of schedule 40 PVC. The electrical pedestals are 100 amp to each pad. Residents are billed directly for their electricity, water, & garbage by their respective providers. The roads are considered to be in solid shape are are primarily asphalt (with a little gravel as well). The park maintains the roads. The tenants are required to mow their own space and the park takes care of the common areas. The park moves snow when needed and occasionally receives assistance from the city of Geff.

All Seasons also has three buildings consisting of 7,680 square feet of storage. One of these buildings is currently rented for RV storage in the amount of $400/month. Another building is a three bay unit and it is rented by an auto mechanic for $750/month. The final buildings consists of 12 mini-storage units that range from $40-70/month.

Since the current ownership group has owned the park, they have made a number of improvements to the property:
1. All POH's have been remodeled.
2. New sewer lines installed.
3. Majority of water lines replaced.

When asked what improvements they would implement if they were to continue to operate the park going forward:

"We have brought all of the POH's to a place where they aren't going to need much work for a long time. The park has been upgraded and will not need much work for years to come. Most of the underground sewer lines have been replaced with schedule 40 PVC. All POH's have been painted. Most POH's have new laminated floors and interior paint, etc."

I've often said that each MHP is different like a snowflake. This asset class is extremely diverse in ownership & management models. We understand that some of you may prefer to only purchase the MHP and not the trailers. We also understand that some of you might want the higher return on investment and be ppen to purchasing all of the POH's as well. Therefore we are offering two options for purchasing this park:

Option #1: Purchase all of the property and trailers for $850,000. (12 cap)
Option #2: Purchase all of the real property which would include the mobile home park, storage buildings, and the stick-built modular house for $650,000 (Approximate income of $6,450/month and an 8.9 cap). The seller would pay lot rent to you of $200/month for each trailer. Contract language could be added to protect both parties.