Twin Pines MH & RV Park

White Hall, Arkansas, is a small but growing city in Jefferson County, positioned just north of Pine Bluff and about 35 miles southeast of Little Rock. The community offers a balance of small-town living with quick access to larger urban centers, benefiting from its location along U.S. Highway 270 and Interstate 530. Known for its strong sense of community and quality school system, White Hall has become an attractive residential choice for families and commuters working in the surrounding region. The area is supported by a diverse mix of employers, including education, healthcare, manufacturing, and government services. Residents also have access to the broader employment base of both Pine Bluff and the Little Rock metro, providing stability and growth potential. Local businesses, retail centers, and recreational amenities further contribute to the city’s livability, while the nearby Arkansas River and natural surroundings offer outdoor opportunities. In summary, White Hall combines the strengths of a family-oriented community with regional connectivity. Its affordability, stable employment mix, and proximity to larger metros make it a practical and appealing setting for long-term residents, while also creating a supportive environment for manufactured housing and RV community investment.Twin Pines Mobile Home & RV Park is a unique mixed-use community in White Hall, Arkansas. Situated on approximately 11 acres with 82 total sites, the property includes mobile home lots, RV lots, and a vacant single-family residence. Offered at a below replacement cost entry, Twin Pines gives investors a diversified path to value-add through infill, lease-up, and repositioning.The seller is offering financing terms of 20% down payment, 6.5% interest rate, all interest-only payments, 30 yr amortization with a balloon at the end of 3 years + one option to extend 2 years with a 2% principal pay down. The park currently includes 4 occupied lot renters, 2 RTO tenants, 3 occupied RV sites, 42 vacant mobile home sites, 30 vacant RV pads, and a vacant SFR. The property is fully serviced by direct-billed city water, sewer, trash, and electric, minimizing ownership expense and simplifying management. RV tenants are on month-to-month agreements, allowing flexibility to continue direct billing for extended-stay residents or apply a flat utility charge for transient use. Lot rents for occupied MH sites remain below market, creating some additional upside at entry. At an acquisition basis of $1,400,000, or $17,073 per site, Twin Pines represents a low-basis acquisition with strong upside. Offered with favorable seller financing terms, the opportunity provides investors a flexible entry point to execute the business plan. The value-add strategy offers a diversified road map to maximize performance through infilling MH sites, pushing RV occupancy toward 70% stabilized levels, and leasing the SFR for additional cash flow. On-site management is already in place, giving a new operator the structure to begin execution immediately. With below-market rents and strong regional demand drivers, the community is positioned to deliver strong returns as operations are stabilized. With a below replacement cost entry, direct-billed utilities, seller finance, below- market MH rents, and on-site management, the Twin Pines Mobile Home & RV Park provides a favorable path to build value and achieve strong long-term performance.