Hillside Mobile Home Village 11500 County 920 E rd 25 Lot Offre d’immeuble d’habitation à 478 968 € à un taux de capitalisation de 14,60 % Mount Carmel, IL 62863

Hillside Mobile Home Village presents an outstanding opportunity to acquire a stabilized and well-maintained community in the quiet, tenant-friendly market of Mount Carmel, Illinois. Situated on a generous 9.04 acres with no zoning restrictions, this 25-pad mobile home park offers strong in-place cash flow, value-add potential through rental rate adjustments, and excellent infrastructure with minimal deferred maintenance.
The park is split between two adjacent parcels—one containing 20 pads, the other 5 pads—positioned directly across the road from one another. 23 of the 25 pads are currently occupied, with one vacant trailer in good condition and one pad held for back taxes. Twelve homes are park-owned, while eleven are tenant-owned, offering a healthy mix of recurring lot rent and additional income potential from owned units. Importantly, the park has all titles in hand for its park-owned homes.
Infrastructure has been thoughtfully maintained, with new water lines installed in 2018 and tree trimming completed in 2023-2024. The community is on city water and a lagoon system for sewer. All utilities—electric, gas, and water—are individually metered and direct billed to tenants. The park pays for garbage via three centralized dumpsters, optimizing service and cost. Electrical pedestals are 100 amp at each pad, and nearly all homes are standard single-wides. Off-street parking is available for all residents.
Residents enjoy a paved road throughout the community, which the park maintains. Tenants are responsible for mowing their own lots, while ownership handles vacant pads and common areas. Notably, no tenants are currently behind on rent, and lease terms are structured as annual agreements for year one, converting to month-to-month thereafter. Rents are significantly below market at $160–$170/month, presenting a clear path for income growth.
Ownership has been with the same individual for 18 years, and while the park is currently owner-managed, there is a long-term tenant in place who the owner believes would make an excellent on-site manager for a new, out-of-area owner. No seller financing or assumable debt is available, but the property is cleanly positioned for conventional or cash acquisition.
This is a rare chance to acquire a well-performing, affordable housing asset with upside potential in a non-zoned jurisdiction, making expansion or strategic development more flexible. With vacant pads ready for new homes, recent infrastructure upgrades, and strong tenant stability, Hillside Mobile Home Village is wel lsuited for both first-time park investors and seasoned operators alike.
Location:
Mount Carmel is a city in and the county seat of Wabash County, Illinois, United States. At the time of the 2020 census, the population was 7,015, and it is the largest city in the county. The next largest town in Wabash County is Allendale, population 458.
The median home cost in Mount Carmel is $77,500. Home appreciation the last 10 years has been 43.5%. Home Appreciation in Mount Carmel is up 11.3%.
Renters make up 25.4% of the Mount Carmel population.
The average 1-bedroom rents for $640.
The average 2-bedroom rents for $850.
The average 3-bedroom rents for $1120.
The average 4-bedroom rents for $1180.
Mount Carmel has an unemployment rate of 5.1%. The US average is 6.0%.
Mount Carmel has seen the job market decrease by -6.8% over the last year. Future job growth over the next ten years is predicted to be 26.8%, which is lower than the US average of 33.5%.
The Median household income of a Mount Carmel resident is $41,177 a year. The US average is $69,021 a year.
Mount Carmel violent crime is 16.3. (The US average is 22.7)
Mount Carmel property crime is 36.8. (The US average is 35.4)
Mount Carmel, IL has a humid continental climate, with hot and humid summers and cold winters. The average high temperature in the summer can reach into the low 90s, while in the winter it gets as cold as the lower 20s. Rainfall is plentiful throughout the year, averaging around 40 inches annually. Snowfall is also common in winter months, but rarely accumulates more than 6 inches at once.
Here are the largest employers in Wabash County:
•Wabash Community Unit School District 348 – Approximately 200 employees
•Wabash Valley College – Approximately 100 employees
•Wabash General Hospital – Approximately 100 employees
•Champion Laboratories – Approximately 100 employees
•Mount Carmel Public Library – Approximately 50 employees
•Wabash County Government – Approximately 50 employees
•Mount Carmel High School – Approximately 50 employees
•Mount Carmel Elementary School – Approximately 50 employees