Mobile Home ParkSample deal, illustrative numbers

Sunset Pines

50-lot mobile home park · San Antonio, TX

A complete underwriting of a sample park at its asking price, with no value-add plan. Every number below comes from the source T-12, and you can download it to check.

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Purchase Price
$1,750,000
8.03%
1.20x
4.18%
10.03%
1.56x

At the $1,750,000 asking price, this park doesn't clear UWmatic's default screening gates.

These are UWmatic's default gates, and every user can set their own. A miss here describes the price, not the park.

  • 1.20xMisses the default target of 1.25x or more
  • 4.18%Misses the default target of 12% or more
  • 8.03%Clears the default target of 8% or more

At about $1,670,000 it clears the 1.25x DSCR gate. At about $1,335,000 it clears all three, and that is the price the sample LOI below offers.

Same financing in every case: 25% down, 7.00% interest, 25-year amortization. Results vary with the assumptions; this is an illustration, not advice on any real offering.

Try a different price

Move the purchase price and the deal is re-run on the same engine a signed-in user gets. Only the price changes; the financing terms stay as they are.

Purchase price
At asking$1,750,000Your price$1,750,000Change$0
Cap rate
At asking8.03%Your price8.03%Change0 bps
Cash-on-cash (yr 1)
At asking4.18%Your price4.18%Change0.00 pts
DSCR
At asking1.20xYour price1.20xChange0.00

At $1,750,000, cash-on-cash is 4.18%, still below the 12% target. DSCR is 1.20x, below 1.25x.

Financing held at 75% LTV, 7.00%, 25-yr amortization. The loan moves with the price.

Run these numbers on your own deal — start free

Lot Mix

Total Lots
50
Tenant-Owned
35
Park-Owned
8
Rent-to-Own
4
Empty Pads
3

Income Summary (Year 1)

Gross Rental Income
$285,330
Other Income
$26,140
Gross Potential Income
$311,470
Vacancy Loss
-$14,400
Adjustments
$0
Effective Gross Income
$297,070

Expense Summary (Year 1)

Operating Expenses
$156,502
Replacement Reserves
$7,500
Net Operating Income
$140,568

Sources & Uses

Purchase Price
$1,750,000
Closing Costs
$35,000
Acquisition Fee
$35,000
Lender Fees
$13,125
Operating Reserve
$0
CapEx Budget
$0
Total Uses
$1,833,125
Senior Debt
$1,312,500
Total Equity
$520,625

Equity Structure

Down Payment
$437,500
Closing Costs
$35,000
Loan Fee
$13,125
Acquisition Fee
$35,000
Total Equity Invested
$520,625

Projections (5-Year Hold)

YearIncomeExpensesNOICash Flow
Year 1$297,070$156,502$140,568$21,750
Year 2$305,593$161,197$144,396$25,354
Year 3$314,372$166,033$148,339$29,065
Year 4$323,415$171,014$152,401$32,888
Year 5$332,728$176,144$156,584$36,825

Exit Assumptions

Hold Period
5 yrs
Exit Cap Rate
7.50%
Gross Exit Value
$1,909,921
Net Sale Proceeds
$665,670

Where the numbers come from

Four inputs, each traced to the cell it was read from in the source T-12. Open a cell to see how it was read and the twelve months behind it.

  • Lot rent, tenant-owned homes
    $167,700
  • Home rent, park-owned homes
    $32,630
  • Water and sewer
    $29,260
  • Management fee
    $23,920

Download the files

The model shows the deal as listed. The LOI shows what you'd offer. The files stay at these prices; the price control above doesn't change them.

Excel modelModeled at the $1,750,000 asking price.Download · 19 KBLetter of intentOffer at $1,335,000, the price that clears the screening targets.Download · 19 KBSource T-12The operating statement the numbers were read from. Open a cited cell and check it.Download · 9 KB

How a deal like this gets underwritten

  1. 1Upload the P&LDrop in a T-12 or OM. Lot rent, home rent and expenses are read into separate lines.
  2. 2Check what was readReview the parsed lines against the source before the deal is saved.
  3. 3Adjust the assumptionsChange the price, financing or gates and the returns update.
  4. 4ExportDownload the Excel model, an LOI, or a lender or investor package.

Curious what a value-add plan does to this park? The in-app sample adds infill, utility billbacks and a home program. It opens in your account after you sign up.

See the value-add version

Disclaimers

  • This analysis is provided for informational purposes only and does not constitute investment, tax, legal, or financial advice, nor an offer to sell or a solicitation of an offer to buy any security.
  • All figures are projections and estimates based on assumptions that may not materialize. Past and projected performance is not a guarantee of future results.
  • Recipients should conduct their own due diligence and consult their own advisors before making any investment decision.
  • Sunset Pines is a sample deal built from synthetic data. It is not a real property, and nothing on this page is an offer to buy, sell or invest.

Built from the sample fixture on Nov 7, 2026 (calculation version 4). Questions: support@uwmatic.com