What Tennessee park owners ask us before they decide anything

How is a Tennessee mobile home park valued?

Most buyers value the lot income stream. Net operating income — collected lot rent and other durable income minus real operating expenses — is divided by a capitalization rate that reflects the market, the utility configuration, and the risk in the property. Park-owned home income is usually credited separately and more conservatively because it carries repairs and depreciation. Land value, vacant sites, and expansion potential are considered but rarely carry the number by themselves.

What cap rate should I expect on a Tennessee park?

There is no single Tennessee cap rate, and any buyer who quotes one without seeing the property is guessing. A documented, city-utility community in a growth corridor prices very differently than a well-and-septic park with vacancy in a rural county. Rather than anchor on a number, look at what drives it: utility configuration, home mix, occupancy, collections quality, rent versus market, and how verifiable the income is.

Do I need perfect books to get an evaluation?

No. Most Tennessee park owners we talk to do not have clean financial statements, and many operate largely in cash. A site-by-site rent roll you believe, the names of the water and sewer providers, and an honest list of deferred maintenance are usually enough to produce a defensible range. Estimates are fine as long as they are labeled as estimates.

Will Titan definitely buy my park?

No, and we will not pretend otherwise. Titan Property Investors evaluates each property and may pursue a direct purchase, a financed or structured purchase, seller financing, a partnership, an assignment, or an introduction to another buyer — or we may pass entirely. Not every offer we make is all cash, and some properties do not fit us at any price.

Do you buy individual mobile homes or single lots?

No. We evaluate entire mobile home parks and manufactured housing communities in Tennessee — the land and the sites together. We do not buy a single mobile home, a single rented lot, or a home sitting in someone else's park.

What is the smallest Tennessee park you will look at?

There is no hard floor. Smaller Tennessee communities of roughly 10 to 30 sites are common and we review them regularly, though very small properties are more often a fit for a structured or seller-financed purchase than a conventional financed one because most lenders have minimum loan sizes.

Can I sell if the park is on well water and septic?

Yes. A large share of Tennessee parks are on private water or wastewater systems. It changes underwriting and narrows the lender pool rather than disqualifying the property. What a buyer needs is the permit, recent sampling or monitoring results if they exist, and an honest account of whether the system has been failing.

What if I have vacant sites, evictions, or non-paying residents?

That is ordinary and it is often why an owner is selling. Vacancy and collections problems reduce current net income, which affects price, but they also represent the upside a buyer is underwriting. Disclosing them early leads to a more stable transaction than having them surface during due diligence.

What if some park-owned homes have no titles?

Missing or unclear manufactured home titles are common in older Tennessee parks and are usually resolvable through the state's title process or abandoned-property procedures. Tell us up front so it is priced as known work rather than a late surprise.

How does seller financing work on a park sale?

You act as the lender: the buyer pays a down payment and makes payments to you over an agreed term, secured by the property. Sellers often use it to spread taxable gain over years instead of one, to earn interest on the sale proceeds, and to reach a higher total price than a discounted cash offer. It also means you carry credit risk on the buyer, so the buyer's operating ability and the note's terms matter as much as the price.

How long does a Tennessee park sale take?

It varies widely with the structure and the property. A straightforward structured or cash purchase of a documented park can move in a matter of weeks; a conventionally financed purchase adds lender timelines, appraisal, and third-party reports. Estate, probate, and multi-owner situations run on their own schedule. We would rather give you a realistic timeline for your specific property than advertise a number.

Will you contact my residents or put up a sign?

No. Evaluations are confidential and off market. No sign, no listing, no calls to residents or staff without your permission. Residents are typically notified after closing, when ownership and payment instructions change.

Do I pay any fee or commission?

There is no fee to submit your property and no listing commission on a direct sale to us, because there is no listing. Closing costs, transfer and recording taxes, payoff of any existing debt, and your own legal and tax advisors are handled as they would be in any Tennessee commercial closing.

Are you a broker or an agent?

We are a buyer-side investment group, not your broker and not your agent. Submitting information does not create an agency relationship and we do not represent your interests in a transaction. You are entitled to your own attorney, CPA, and — if you want a marketed process — your own broker.

I own parks in another state. Do you look at those?

This site is specifically for Tennessee mobile home parks and everything on it is written for Tennessee conditions and Tennessee agencies. If you own a community elsewhere, say so in the form and we will point you to the right place rather than pretend Tennessee guidance applies.

Still unanswered? Call 615-682-9077, email titanpropertyinvestors@gmail.com, or read how Tennessee park valuation works in detail.