MH #5: Bought & Sold

February 22, 2010 · 8 comments

I’m a couple weeks behind on posting the details of some Mobile Home transactions, but wanted to get this one in here…

We purchased our fifth mobile home about 2 weeks ago. It was a private sale from a woman who was moving out, and she was only asking $500. We paid her full price and within a couple days had it sold (with owner financing) for $3500. We had to put $200 hundred dollars into the home to fix a couple minor flooring issues, but ultimately we should make about $3000-3500 after all financing charges and other fees our buyer will pay.

We have some other interesting news on a couple other MHs we own, and I’ll try to dedicate a post to that later this week…

8 responses to “MH #5: Bought & Sold”

  1. T says:

    Hi there,

    What an inspirational blog man! I just 24 years old and I am also in the Atlanta area. I’m really thinking about doing some Lonnie Deals.

    When you say that the monthly payment on a deal is 250 per month — that is only for the actual trailer correct? The lot fee is separate?

    If the lot fee is separate — what on average have you been finding lot rental rates to be in Atlanta?

    Thanks alot!

    I would love to take you to lunch one day soon!

  2. T says:

    Lol– just read my comment

    “Just *turned* 24 years old.

  3. J Scott says:

    T –

    That’s correct. The lot rent is separate from the loan payment. Once the loan is paid off, they own the trailer, but will have to continue paying lot rent for as long as it stays on the park land.

    In Cobb County, where we held our MHs, the lot rent tended to be somewhere in the $350-450 range for the decent parks.

    General rule of them is that you want the loan payment plus the lot rent to not exceed the monthly rent of a similar sized apartment in the same area. Typical 3/2 apartments in the areas where we bought were about $700-800/month, so we wanted to keep the total payment below that amount.

  4. Andre says:


    I was curious to find out what percentage of the note price did you sell the notes for on the MH’s that you didnt keep. I am interested in buying notes on the Lonnie Deals.

  5. J Scott says:

    Hey Andre,

    For the two notes I sold, I believe the final sale price was about 60% of the face value of the note.

  6. Rob S says:


    Are you still flipping mobiles? I just hopped on your site for the first time and noticed the mobile home posts stopped years ago. Did you decide it wasn’t worth it?

    Thanks bud,

    Rob S

  7. J Scott says:

    Hey Rob,

    For several reasons, we decided not to stay in the MH business:

    1. Profits were too small on each deal, so it was hard to scale to a size that made sense
    2. Dealing with the types of people who buy MHs in the Atlanta area wasn’t fun
    3. Dealing with MH rehabs was tough, due to the thin margins
    4. The process of managing seller-financing logistics is time consuming
    5. SAFE ACT imposed rules that made it tough to do seller financing legally

  8. jacqueline says:

    i was looking for some insights on how to flip a MH to do a profit. Im in canada, in montreal and theres MH that can be sold as high as 120k but theres amny that are sold for 60k or less. The renting lot is about 300$ to 450$ per month.

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