Mobile Home Parks
MHP Pros
Mobile home parks are their own animal. Lot-only tenancies. Park-owned homes. Owner-financed sales. Generic property software handles none of it. This does.
Mobile home parks are their own animal. Lot-only tenancies. Park-owned homes. Owner-financed sales. Generic property software handles none of it. This does.
Mobile home parks are weird. Some lots are pure land rentals where the tenant owns the home and pays only lot rent. Some lots have park-owned homes with combined lot-and-home rent. Some homes were sold to residents on owner financing and you're collecting a mortgage payment instead of rent. A single park can have all three structures running at once. Generic property software handles none of this. It usually doesn't even know what a "lot" is.
Try to run a mobile home park in any standard property management tool and you'll hit walls within the first week. The tool wants to track "units" with rent. But your "units" are lots, and the lot might or might not have a home on it. The home might be tenant-owned, park-owned, or owner-financed. The rent collected might be lot-only, home-only, or both combined. The park has utilities that get sub-metered to lots. Property tax structures vary by state — some bill the park for everything, some bill homeowners directly.
None of that fits into "property → unit → rent" software. MHP Pros was built specifically for the way mobile home parks actually work, by landlords who got tired of running their parks in Excel.
Every lot in the park, with status — vacant, tenant-owned home, park-owned home, owner-financed.
Park-owned homes tracked separately. Make, model, year, condition. Capital improvements. Disposition history.
Homes sold on contract. Payment schedules. Principal/interest splits. Default handling. Repossession tracking.
Per-lot water, electric, sewer pass-throughs when applicable. Charge calculation. Ledger integration.
Lot agreements. Park rules. Violations. Notices. The community management piece that's usually a separate file folder.
True per-lot profitability. Effective lot rent. Park-owned home performance. Owner-financed note returns. The math that matters.
MHP Pros is built for mobile home park owners and operators running anywhere from a single small park up to a portfolio of mid-sized parks. Independent park owners. Investors who bought their first park last year. Operators who took over a family park and are trying to professionalize the management.
One of the most powerful parts of mobile home park investing is owner financing — selling park-owned homes to residents on a payment plan that lets them build equity while you convert maintenance-heavy park-owned homes into reliable monthly note payments. But the accounting is more complex than rent collection. You're tracking principal balance, interest, payment history, and potential default scenarios.
MHP Pros handles all of it as part of the core software, not as an afterthought. Each owner-financed home has its own amortization schedule, payment history, and balance tracking. If a buyer defaults and you have to repossess, the system tracks the disposition and the home flips back to park-owned inventory with the balance written off appropriately.
The single biggest accounting headache in mobile home parks is keeping lot revenue, home revenue, and owner-financing income separate. They have different tax treatments. They have different profit profiles. They have different decision implications. MHP Pros separates them automatically — you see lot rent yield, home rent yield, and note income separately so you can make actual portfolio decisions instead of looking at one blended number that doesn't tell you anything.