Hillside & White's 2 Park Portfolio

Cartersville and White are two neighboring cities located in northwestern Georgia, within Bartow County. Set against the foothills of the Appalachian Mountains and near the Etowah River, these communities offer a blend of small-town living with proximity to regional resources. Together, they provide a peaceful lifestyle while being within commuting distance of the Atlanta metropolitan area. Cartersville developed as a key rail stop in the 19th century and has grown steadily thanks to its strategic location along major transportation routes like I‐75. White, though smaller, shares in the area's historical roots and rural character. The local economy is anchored by manufacturing, logistics, and retail, with Cartersville serving as the more commercial and industrial hub. While job opportunities have expanded, growth remains gradual. The median household income in the area is approximately $75,000, which is close to the national average. Housing remains relatively affordable, with a median home price around $358,000. However, challenges persist, especially in White, where incomes are typically lower and housing options more limited. The demand for affordable and workforce housing continues to grow, including interest in manufactured and modular home solutions that fit the region’s evolving needs. In summary, Cartersville and White offer a mix of small-town atmosphere and access to broader economic opportunities. While the area is not densely urban, it supports a grounded, community- oriented lifestyle and plays a vital role in the growth corridor between Atlanta and North Georgia.Listing broker EXP Commercial, The MHP Value Team, is pleased to offer for sale a two mobile home park portfolio in the Atlanta MSA. This two-park portfolio—Hillside MHP & White MHP—features a total of 33 developed sites located less than 20 minutes apart in a strong corridor of the Atlanta metro. The portfolio is comprised of 31 occupied park-owned homes, averaging $474 in lot rent and $431 in home rent ($905 all- in), and 2 vacant lots with infrastructure in place for infill. White MHP consists of 18 total sites, including 16 occupied park-owned homes and 2 vacant lots. The park is on city water, city sewer, and curbside trash pickup, with all utilities direct billed to tenants, including submetered electric billed direct to tenants. This efficient utility setup limits ownership expense and creates immediate operational stability. Hillside MHP includes 15 total sites, all occupied park-owned homes. The park is on city water included in rents, septic sewer included in rents, and dumpster trash service included in rents. Electric is submetered and billed direct to tenants. A new owner can unlock additional upside by instituing a utility billing back for water/sewer/trash or adjusting rents accordingly. The investment strategy is straightforward: infill the remaining 2 lots, and steadily increase lot and home rents to market. POH rents can be easily pushed north of $1,000/month, especially for newly renovated or infilled units. A long-term operator may also choose to RTO or sell off POHs to reduce maintenance and increase overall cash flow. With high occupancy, solid infrastructure, and real upside through utility optimization, rent growth, light rehab & infill, this Atlanta-MSA portfolio is a strong fit for value-add investors looking to scale in a top-tier market.