Part of our pillar guide: Mobile Home Park Investing: The Complete Guide →
Institutional MHC private equity funds typically target levered IRRs in the 15–20% range. The headline number matters less than the underlying components. Returns that look identical on paper can be built from very different assumptions — and understanding which assumptions drive a specific deal is the difference between a thoughtful underwrite and a marketing pitch.
This guide breaks the MHC return into its actual building blocks: current yield, NOI growth, cap rate movement, and leverage — plus how tax benefits amplify the after-tax outcome.
Chapter 1
The Four Return Components
Current cash yield
Cash-on-cash return in year one — operating income after debt service, divided by equity invested. Typical MHC acquisitions target a year-one cash yield of 5–8%.
NOI growth
Year-over-year net operating income growth from lot rent increases, occupancy gains, and operating expense control. Historically, MHC NOI has grown at approximately 5% annually in well-operated portfolios.
Cap rate movement
The prevailing cap rate at sale determines the exit value. Cap rate compression (institutional quality repositioning, market tightening) is accretive; cap rate expansion (rising rates, softening demand) is dilutive.
Leverage
Debt amplifies equity returns when unlevered yields exceed borrowing costs. MHC is typically levered 60–75% loan-to-value, with fixed-rate agency or bank debt of 5–10 year terms.
Chapter 2
NOI Growth: The Dominant Driver
Over a typical 5–10 year hold, NOI growth is the single largest contributor to MHC returns. Three distinct drivers push NOI higher over time:
Rent to market
Legacy-owned MHCs are often under-rented relative to market — sometimes 20–40% below. A disciplined, phased rent reset over a 3–5 year hold captures meaningful revenue growth.
Occupancy gains (infill)
Many acquired communities have vacant lots. Filling those lots with new or moved-in homes grows revenue at essentially zero marginal operating cost per lot.
Expense control
Moving from local management to professional operations typically cuts expense ratios by 5–10 percentage points. Direct-bill utilities to residents, negotiate better service contracts, and tighten collections.
Historical Context
Industry data from Sun Communities' investor materials suggests the MHC sector has delivered 25 consecutive years of positive NOI growth since 2000, at an estimated 5.3% CAGR — historically outperforming multifamily REITs by approximately 210 basis points. Past performance does not guarantee future results.
Chapter 3
Cap Rate Dynamics
Cap rate — the ratio of NOI to property value — is the lever that translates operating performance into market value. A property with $1M of NOI sold at a 6% cap rate is worth $16.7M; the same NOI at an 8% cap rate is worth $12.5M. That 200 basis point difference is $4.2M of value.
Institutional-grade MHC cap rates have typically traded in the 5–7% range in recent years; value-add acquisitions often close closer to 6–8%. Cap rates are driven by prevailing interest rates, investor demand for the asset class, and asset quality.
The best MHC acquisition strategies do not rely on cap rate compression to hit return targets. They underwrite flat to slightly expanding cap rates and build returns from NOI growth. When cap rates compress, returns exceed plan — but the base case doesn't depend on it.
Chapter 4
Leverage: Amplifier, Not Engine
MHC investments are typically financed with 60–75% LTV debt through agency lenders (Fannie Mae, Freddie Mac) or regional banks. At current rates, that debt amplifies equity returns when the unlevered yield exceeds the cost of debt. When rates rise or yields compress, leverage can work against the investor.
Well-structured MHC deals use fixed-rate, long-duration debt with interest-only periods — protecting the deal from rate volatility while maximizing cash flow in the hold period.
Chapter 5
Tax Impact: After-Tax IRR
Pre-tax IRR tells part of the story. For high-income investors, after-tax IRR is what compounds. Bonus depreciation on MHC infrastructure can generate paper losses in year one equal to 1.5–2× the equity invested — potentially sheltering other passive income (or ordinary income for investors with real estate professional status).
For a 37% federal marginal investor, a $500K first-year depreciation deduction can translate into roughly $185K of tax savings — which materially increases effective IRR when included in the return calculation. See our MHC Bonus Depreciation guide for detailed examples.
Chapter 6
A Worked Example
Consider a simplified acquisition of a 200-lot MHC at a 6.5% cap rate, with a 5-year hold:
Acquisition & Hold Assumptions
Year 5 Outcome (Illustrative)
Illustrative only — not a projection of any Dayan Capital offering. Actual returns depend on market conditions, operator execution, and realized exit pricing. Past performance does not guarantee future results.
FAQ
Frequently Asked Questions
What are typical cap rates for manufactured housing communities?
Institutional-grade MHC cap rates have typically traded in the 5–7% range in recent years; value-add acquisitions often close in the 6–8% range. Rates vary by market, asset quality, and interest rate environment.
What is a typical MHC preferred return?
Institutional MHC private equity funds commonly offer preferred returns in the 7–8% range. The preferred return is paid to LPs before the sponsor participates in profits.
How is the IRR calculated on an MHC investment?
Levered IRR is driven by (1) current cash flow, (2) NOI growth, and (3) residual value at sale. Tax benefits from bonus depreciation amplify after-tax IRR but do not change pre-tax IRR.
Do mobile home parks appreciate?
MHC values are driven by NOI and prevailing cap rates. Values typically appreciate through NOI growth and cap rate compression when repositioned into an institutional category. Appreciation is not guaranteed.
How does bonus depreciation affect MHC returns?
Bonus depreciation on the infrastructure-heavy composition of MHCs can generate year-one paper losses equal to 1.5–2× equity invested, materially improving after-tax IRR for qualified investors.
Continue Learning
Mobile Home Park Investing Guide
The complete guide to MHC investing — economics, operations, tax, and how to evaluate a deal.
MHC Bonus Depreciation
Why MHC asset composition creates one of the most favorable bonus depreciation profiles in real estate.
Risks of MHC Investing
Infrastructure liabilities, regulatory risk, operator risk, and how experienced sponsors mitigate them.
Dayan Capital MHC Investments
How we structure MHC investments for accredited investors — deal profile, return targets, and current opportunities.