Investment Overview

Marcus & Millichap is pleased to present Clinton MHP, a 17-pad manufactured housing community located in Clinton, South Carolina. The community consists of 16 tenant-owned homes (TOH) and one park-owned home (POH), offering a buyer the operational efficiency of a TOH-heavy park with the incremental income contribution of a single rental unit. The property benefits from a tenant-friendly utility structure, with electricity billed directly to residents and water and sewer service provided by the city. This configuration removes utility expense volatility from the owner’s operating statement, eliminates private well and septic capital risk, and materially reduces ongoing maintenance responsibilities relative to private-utility parks. Clinton MHP presents a light value-add opportunity through pad lease-up, allowing a new owner to drive NOI growth with limited incremental operating cost given the existing infrastructure. The combination of a TOH-heavy composition, tenant-paid utilities, and municipal services makes this an institutional-quality small-park acquisition with a manageable operational footprint. Clinton is part of the Greenville-Anderson-Greer MSA, the Upstate’s leading growth market, which is projected to surpass one million residents by 2027. The local Laurens County economy is anchored by major employers including CeramTec, Shaw Industries, Sterilite, National Healthcare, and Presbyterian College, supporting consistent workforce housing demand. As affordability pressure continues to drive renters toward manufactured housing communities, Clinton MHP is well-positioned to capture sustained demand.