SEFFNER SHORES MOBILE HOME PARK CONSISTS OF A 14-UNIT STAND-ALONE GATED COMMUNITY AND 30 ADDITIONAL UNITS, IN SEFFNER, FL. THE 14-UNIT MOBILE HOME PARK (LITTLE PEPPER) SITS IN AN AMAZING LOCATION JUST OFF OF E HILLSBOROUGH AVE, A MAJOR THROUGHWAY IN TAMPA, FL! THE SURROUNDING UNITS ALL ON THEIR OWN LOT, ARE WITHIN A 3-MILE RADIUS OF LITTLE PEPPER & HAVE ALL BEEN UPDATED IN THE PAST 3-5 YEARS. BOTH PARKS HAVE BEEN IN OPERATION FOR OVER 20 YEARS, AND HAVE SEEN MASSIVE GROWTH, WITH THE RENTAL DEMAND SOARING! THE BEAST PART ABOUT THIS DEAL IS THAT THE SELLER IS OFFERING AMAZING SELLER FINANCING, CREATING INCREDIBLE RETURNS, WHICH INCLUDE A 13% CASH-ON-CASH RETURN IN PLACE AND A 15% CASH-ON-CASH RETURN IN 2026! (SEE P. 5 FOR FULL DETAILS!)
SEFFNER IS A RAPIDLY GROWING MARKET LOCATED JUST 13 MILES FROM DOWNTOWN TAMPA AND IS ONE OF THE LARGEST RENTAL MARKETS FOR MOBILE HOMES IN THE STATE OF FLORIDA! THE PROPERTIES ARE IN IMMACULATE CONDITION AND HAVE BEEN WELL MAINTAINED BY THE OWNERS WITH MANY IMPROVEMENTS AND UPGRADES DONE TO EACH UNIT.
THE PROPERTY IS CURRENTLY 100% OCCUPIED & RARELY HAS ANY VACANCY, AS THE DEMAND FOR RENTAL UNITS OF THIS TYPE IS IMMENSE. THE OWNERS EVEN HAVE A WAITLIST OF POTENTIAL TENANTS IF/WHEN A UNIT BECOMES AVAILABLE! THE CURRENT RENTAL RATES ARE $200-$250 PER UNIT, BELOW THE CURRENT MARKET AVERAGE & OVER HALF OF THE TENANTS ARE MONTH-TO-MONTH, CREATING A FANTASTIC VALUE-ADD OPPORTUNITY FOR A BUYER TO COME IN & RAISE RENTS IMMEDIATELY.
THE PROPERTY CURRENTLY BOATS AN IN-PLACE CAP RATE OF OVER 10% IN-PLACE & A CASH-ON-CASH RETURN OF 13%. WITH THE SELLER FINANCING AVAILABLE & THE ABILITY TO RAISE RENTAL RATES IMMEDIATELY, A BUYER CAN OBTAIN A CAP RATE OF 11% BY THE START OF 2026 AND A CASH-ON-CASH RETURN OF OVER 15%! THIS WILL STEADILY INCREASE OVER TIME & BY 2027 A BUYER CAN OBTAIN A CASH-ON-CASH RETURN OF 16%!
SELLER FINANCING APPROXIMATE TERMS:
DOWN PAYMENT: $3,300,000
FIXED INTEREST RATE: Years 1-2: 5% Year 3: 5.5% Years 4-5: 6%
INTEREST-ONLY PAYMENTS
AN AMORTIZATION OF 30-YEARS
BALLOON LENGTH: 5-YEAR
MONTHLY DEBT SERVICE AS LOW AS $9,166
THE PARK IS LOCATED IN ONE OF THE FASTEST-GROWING AREAS IN TAMPA, FL. THE BUYER HAS THE ABILITY TO INSTANTLY RAISE THE RENTAL RATES AND INCREASE THEIR RETURNS WITH OVER 50% OF THE TENANTS ON MONTH-TO-MONTH LEASES. THE DEMAND FOR THIS TYPE OF RENTAL UNIT HAS NEVER BEEN HIGHER AND, AS A RESULT, RENTAL RATES IN THE AREA HAVE BEEN ON THE RISE FOR YEARS. FURTHERMORE, THE UNITS ARE APPROXIMATELY $200-$250 PER MONTH BELOW THE MARKET AVERAGE RENTAL RATE, GIVING THE BUYER MASSIVE UPSIDE!
THIS IS THE PERFECT VALUE-ADD OPPORTUNITY FOR AN INVESTOR! WHO IS LOOKING FOR A HIGH-CASHFLLOWING ASSET WITH MASSIVE UPSIDE IMMEDIATELY, AND IN THE FUTURE! DUE TO THE CONDITION OF THE UNITS AND HOW INEXPENSIVE IT IS TO RENOVATE THESE UNITS, A BUYER CAN INCREASE THE RENTS WITHOUT HAVING TO SPEND LOTS OF MONEY ON CAPEX! CURRENTLY, THERE IS EVEN A WAITING LIST FOR TENANTS WHO WOULD LIKE TO MOVE INTO THE PARK WHEN A UNIT BECOMES AVAILABLE.
THE OWNER AND MANAGER HAVE ALSO DONE A FANTASTIC JOB OF IMPLEMENTING AND EXECUTING THEIR UNITSPECIFIC PLAN FOR REPAIRS AND MAINTENANCE, WHICH IS EASY FOR A NEW BUYER TO USE GOING FORWARD. THIS WILL PREVENT LARGE CAPEX EXPENSES FROM PILING UP IN THE FUTURE! BY KEEPING EACH UNIT AND LOT IN GREAT CONDITION, THE BUYER WILL BE ABLE TO BUDGET THEIR COSTS AND KEEP THE IN-PLACE CASH FLOW AS HIGH AS POSSIBLE YEAR-OVER-YEAR! THE CURRENT MANAGEMENT COMPANY WILL STAY IN PLACE AT THE PROPERTY IF THE BUYER WOULD LIKE AFTER CLOSING! THIS WOULD ALLOW FOR A SMOOTH TRANSITION FOR THE BUYER, AS THIS MANAGEMENT COMPANY HAS BEEN WORKING AT THE PROPERTY SINCE 2021! THE BUYER CAN HIRE THEIR OWN MANAGER COMPANY TO RUN THE DAY-TO-DAY OPERATIONS IF THEY DON'T WANT TO KEEP THE CURRENT MANAGERS IN PLACE!
PLEASE SEE BELOW FOR THE FULL LIST OF UPDATES AND RENOVATIONS TO EACH UNIT!
RECENT RENOVATIONS IN THE LAST 3-5 YEARS INCLUDE, BUT ARE NOT LIMITED TOO, THE FOLLOWING: NEW FLOORING IN EVERY UNIT (VINAL AND CARPET), NEW KITCHEN APPLIANCES, NEW INTERIOR AND EXTERIOR PAINT FOR 33 OUT OF 44 UNITS, RENOVATED BEDROOMS, NEW WINDOWS, CENTRAL AC UNITS AND MAINTENANCE, NEW ROOFS ON EACH UNIT, SEPTIC TANK MAINTENANCE AND REPLACEMENT FOR EACH UNIT, ELECTRICAL UPDATES AND PANEL REPLACEMENTS, PEST CONTROL TREATMENT FOR EACH AND EVERY UNIT, NEW MAILBOXES AND FENCING, AND EXTENSIVE TREE REMOVAL!
ALL UNITS AT LITTLE PEPPER USE SEPTIC TANKS AND EACH SEPTIC SYSTEM WAS UPDATED IN THE LAST 5 YEARS, INCLUDING THE REPLACEMENT OF ALL DRAIN FIELDS AT THE PROPERTY IN 2025! THE ADDITIONAL 30 UNITS ARE A MIX OF SEPTIC (21) AND WELL SYSTEMS (9). TENANTS ARE RESPONSIBLE FOR ALL UTILITIES ON SITE, INCLUDING WATER FOR THESE ADDITIONAL 30 UNITS!