Whitehouse MHP

Akron, Ohio, is a mid-sized city located in Summit County, approximately 35 miles south of Cleveland. It sits within the Akron metropolitan area, with a population of roughly 190,000 residents in the city and more than 700,000 in the metro, offering a balance of urban amenities and a more affordable cost of living compared to larger Ohio markets. Akron has historically been known as the “Rubber Capital of the World” due to its role in the tire and manufacturing industries, but today its economy has diversified into healthcare, education, polymers, and advanced manufacturing. The local economy is supported by major employers such as Summa Health, Goodyear Tire & Rubber, and the University of Akron, along with a growing presence of logistics and service-based industries due to the city’s strong highway and rail connections. Median household income in Akron is approximately $46,000, below the national average, while housing costs remain relatively affordable. Median home prices are around $150,000, creating strong demand for alternative affordable housing options such as manufactured homes and apartments. In summary, Akron provides a stable secondary market with a strong workforce presence, affordable housing shortages, and proximity to the larger Cleveland metro. For manufactured housing investors, the combination of low housing affordability, demand for workforce housing, and regional employment stability makes Akron an attractive market for long-term growth.The MHPValue Team at EXP Commercial is pleased to offer for sale Whitehouse MHP is a 45-unit mobile home community located in Akron, OH, approximately 35 miles south of Cleveland. The property consists of 43 mobile home sites and one duplex (2 apartment units) across 2.78 acres. The community currently includes 12 lot renters averaging $346/m, 4 occupied park-owned homes averaging $606/m including lot rent, 3 vacant park-owned homes (two needing light rehab under $2,000 each and one ready for lease-up), and 2 occupied apartment units averaging $900/m. 24 vacant mobile home lots with full infrastructure can be infilled. Ownership has already invested heavily into infrastructure, with approximately 90% of the water and sewer lines replaced with modern HDPE and PVC. The sellers are currently repairing the remaining water leaks, which will lower the high water/sewer expense. Historically, a third-party submetering program billed tenants individually and remitted payment back to ownership, which can be reinstated or replaced with a flat bill-back system. Electric and gas are billed directly to tenants, except for the duplex, which is park-paid. Trash is contracted directly by tenants. The investment plan for this community would be to reinstate a water/sewer bill-back program to immediately reduce expenses, lease up the 3 vacant park-owned homes, steadily raise the below-market lot rents toward averages, and infill the 24 vacant lots with new or used homes. Priced at just $850,000, or $18,889 per site, this offering provides a rare low-basis acquisition in a metro market, with below-market rents, utility upside, and infill potential to drive long-term growth