Callaway Mobile Home Park

Highlights:

• • Stabilized Core with Value-Add Upside: 24 pads currently occupied with 2021–2022 model 3 bed / 2 bath POH homes (Legacy & Hamilton Homes), with rents from $1,395 to $1,600/mo. Duplex rents for $1,400/mo.
• • New Infrastructure: Completed in the last 3 years: new sewer lines, full replacement of water lines, underground electric. Roads paved in 2025.
• • Municipal Utilities: City sewer (direct billed), city water (bulk account, sub-metered and billed back), and dumpster trash service ($25/month billed back).
• • On-Site Management: Local manager conducts daily site visits, handles routine maintenance and grounds care. Willing to remain post-sale.
• • Path to Increased Revenue: 17 vacant pads offer major upside. At $1,500 average POH rent, full occupancy yields ~$62,900/month or $754,800/year gross income.
• • Exit Flexibility: 24 POH units valued at ~$1,680,000. Option to sell homes individually or maintain for income. Supports hold or resale strategy.
• Municipal Utilities: City sewer (direct billed), city water (bulk account, sub-metered and billed back), and dumpster trash service ($25/month billed back).
• On-Site Management: Local manager conducts daily site visits, handles routine maintenance and grounds care. Willing to remain post-sale.
• Path to Increased Revenue: 17 vacant pads offer major upside. At $1,500 average POH rent, full occupancy yields ~$62,900/month or $754,800/year gross income.
• Exit Flexibility: 24 POH units valued at ~$1,680,000. Option to sell homes individually or maintain for income. Supports hold or resale strategy.

Description:

TriCore Commercial Real Estate is pleased to exclusively present Callaway Mobile Home Park, a highly desirable, income-producing mobile home community located in the heart of Callaway, Florida—a fast-growing Gulf Coast submarket just minutes from Panama City and the emerald waters of Florida’s Emerald Coast. With a total of 41 mobile home pads and 1 duplex, this opportunity offers a compelling blend of stable in-place income, newly upgraded infrastructure, and significant upside through infill. Callaway Mobile Home Park represents a clean, low-risk investment with new infrastructure, strong in-place income, and a clear path to upside through pad infill or home sales. With management in place and significant capital improvements already completed, this is an ideal opportunity for both experienced MH investors and groups seeking a stabilized yield with expansion potential.

Callaway is part of the Panama City metropolitan area, a rapidly recovering Gulf Coast region in Bay County, Florida. Anchored by Tyndall Air Force Base, strong tourism, and a growing construction sector, Callaway continues to attract in-migration and economic development. The region faces high demand for affordable housing, positioning this park favorably for rental growth and increased occupancy.