Mobile home park quick evaluation sheet
64 fields · 26 documents to request · free and printable · last reviewed 2026-07-28
This is the sheet you fill in for one specific property, before you build a model of it. You record what the listing package claims, note the evidence that would settle each figure, request the documents, and log every place the two disagree. Mobile home parks are also called manufactured housing communities (MHC), and the same sheet applies either way.
It deliberately does not compute anything and does not tell you what to conclude. Nothing here is a valuation, an appraisal, or a recommendation. It is a record of what you know, what you do not, and what you asked for.
Use it in this order
- Fill section 1 from the listing package, before verifying anything, so you have a record of what was claimed.
- Send the requests in section 8. The public-body items come first because they settle whether the community can legally operate as it is being sold.
- Sections 2 and 3 come before the income sections on purpose. Legal operating status and the utility systems can end a deal on their own terms, whatever the income shows.
- As documents arrive, fill the remaining sections and log every difference in section 9.
- Then build a model. The worked MHC example and calculator shows what that looks like, and the due diligence checklist explains why each check on this sheet matters.
Fill this in as you go. Entries stay in this browser and are not submitted anywhere by this sheet.
This sheet holds one property at a time, in one browser tab. Print or save this one before you start another, and avoid filling it in from two tabs at once, because the second tab will overwrite the first.
1. What you are looking at
Identify the property and where each figure below came from. A sheet without a source and a date is a rumour.
Verify with: County parcel record. List every parcel, because record requests are answered per parcel and a community can span several
Verify with: Broker package, seller, listing site, or direct owner contact
Verify with: The date on the document, not the date you received it
Verify with: Deed or county parcel record
Verify with: Recorded restrictions and the leases in use
2. Legal operating status
Ask the municipality directly, in writing, before spending on anything else. A community can operate for decades at a site count it has no current right to rebuild.
Verify with: A zoning verification letter from the city, or whatever that jurisdiction calls its written zoning response. Record which of legal conforming, legal nonconforming, or not permitted applies, and leave blank until the city answers
Verify with: The zoning verification letter or the operating permit, not the listing
Verify with: Counted against a site plan or plat
Verify with: What the ordinance says about rebuilding after damage, and what period of vacancy ends the status
Verify with: Current permit, the issuing authority, and its expiry
Verify with: What the authority requires to transfer: inspection, conditions, and timing. Ask them, not the seller
Verify with: The code enforcement file, requested from the municipality
Verify with: State and local rules that apply to this community
Verify with: Title commitment, exceptions, easements, and any encroachments on a current survey
3. Utilities and infrastructure
Record what serves the community and who is responsible for it. Where a system is private, the permit and compliance record matter as much as the equipment.
Verify with: Municipal, private well, or shared system. Confirm with the provider or the state drinking water program
Verify with: Municipal, septic, or a private treatment system. Confirm with the provider or the state permitting authority
Verify with: Permit holder, permit number, certified operator, rated capacity, testing and inspection history, and any open orders
Verify with: Metered directly to each resident by the utility, or master metered through the community
Verify with: Direct, master metered, resident-supplied tanks, or none
Verify with: Paid by the community, allocated, or submetered. Confirm the leases permit the method used
Verify with: Provider bills against resident billing records for the same period. Record both figures and the difference
Verify with: Record what is installed and who has replaced what. Condition is for a qualified inspection to establish
Verify with: Public or private, surface, and who has maintained them
4. Site and occupancy count
Count the categories separately, and keep the three axes apart: what is physically on the site, whether the account is current, and who owns the home. A site with an empty home on it and a serviced pad with nothing on it are different assets with different costs to bring back.
Verify with: Rent roll counted line by line against collections
Verify with: Delinquency report, and a walk with the rent roll in hand
Verify with: The leases, since the seller does not hold titles to homes the residents own
Verify with: Titles the seller holds, matched to homes on the ground
Verify with: Homes owned by an investor or a lender rather than the resident or the seller, and who pays site rent on each
Verify with: Walked and counted. Record separately from empty pads
Verify with: Walked. Water, sewer, and power confirmed at the pad. Note any that remain under a lease
Verify with: Recreational vehicles, storage, staff sites, or anything not a leased home site. Record which of them produce income
Verify with: Whether the municipality permits placement there, confirmed in writing
Verify with: Who counted, from what, and when
5. Income, separated by stream
Site rent, home rent, and home note payments are three different businesses. Record them apart. Every figure below except the current run rate covers the trailing period named in the first field, so a figure taken from a different window does not belong here until it is converted.
Verify with: Exact first and last month. A partial or stale period is not a trailing twelve months
Verify with: Rent roll as of a stated date. This is a current run rate and is the one figure here that is not a trailing total
Verify with: Total charged on the ledgers across the period, not the current rate multiplied out
Verify with: Resident ledgers for the same period, with each payment allocated to the charge it paid. A single payment covering rent and utilities together cannot be split by assumption
Verify with: Community-owned home rent, excluded from site rent
Verify with: The contract file and the payment history for each home financed
Verify with: Resident billing records, against the provider invoices for the same period
Verify with: Fees, laundry, storage. Itemised, not a single line
Verify with: The site rent balance on the day BEFORE the period starts. An aging dated the first day may already include that day's charges, which would then be counted twice
Verify with: The site rent balance on the last day, after that day's postings. A resident ledger usually also carries home rent, utilities, and fees, so take the site rent portion only
Verify with: The site rent portion only, from the ledger rather than the summary
Verify with: Site rent charged, less site rent collected, less site rent concessions and write-offs, should equal the movement in the site rent receivable between the two dates above. If the records do not allocate payments to particular charges, leave the four site rent figures blank and record that here: a ledger that cannot support the comparison is itself a finding, and a split you assumed would only make the arithmetic agree with itself
Verify with: All recorded cash receipts, including home sales, deposits, and reimbursements, against the bank statements for the same period. This is a separate comparison from the one above, and timing, undeposited cash, and transfers belong here
6. Expenses
Record what the statements report for the same trailing period, line by line, and nothing else. Your own figures are prospective and annual, so they do not belong beside a trailing actual. Note what will have to change in the last field instead, and carry it into the model afterwards.
Verify with: The operating statement, against the county record
Verify with: The operating statement, and the policy actually in force
Verify with: The operating statement, against the provider invoices
Verify with: The operating statement, with capital work separated out
Verify with: The operating statement
Verify with: The operating statement
Verify with: The operating statement
Verify with: The operating statement. Leave blank if it carries no reserve line, and say so below
Verify with: How the county treats the property after a sale, insurance quoted in your name, management and on-site labour you would have to pay for, any free or reduced site given to a manager, and any reserve the statement omits. Note the issue here rather than guessing a number
7. Homes and titles
A home can be titled as personal property, separately from the land, or it can have been retired to the land and become part of the real property. Which one applies changes the evidence you need, so record the status for each home the seller owns. A missing title blocks a sale later.
Verify with: Every community-owned home, with the identifying number on the title matched to the home itself
Verify with: The state titling agency record, not the seller's file
Verify with: Which homes remain personal property and which have been retired to the land. The evidence required differs
Verify with: Including abandoned homes. Record the process and cost to obtain title or remove them
Verify with: Contract file for each, reviewed by counsel before you inherit it
8. Documents to request
Grouped by who holds the document and what it takes to get it. Asking costs nothing, so the constraint is access rather than price.
Ask the municipality and county
Held or issued by a public body rather than the seller. These decide whether the community can legally operate as sold, so they come first. Some are existing records you can simply pull. Others are determinations a department prepares on request, which can carry a fee, a form, or a requirement that the owner authorise the request, so ask early what each one takes.
Ask the seller with the initial package
Held by the seller. Whether any of it arrives before an agreement is signed varies by seller and by broker.
Ask once an agreement is in place
Sensitive or resident-level records. Release is commonly conditioned on a confidentiality agreement or a letter of intent. Record what you asked for and what arrived.
Order yourself
You pay for these, so they come after the record above has survived.
9. Discrepancy log
Where a document disagrees with the package. Record the claim, what the document showed, and the difference you have not yet resolved.
Frequently asked
What is a mobile home park quick evaluation sheet?
A worksheet you fill in for one specific community. You record what the listing package claims, note the evidence that would settle each figure, request the documents, and log every place the documents disagree with the package. It records what you know and what you do not. It is not a valuation and it does not score the deal.
How is this different from the due diligence checklist?
The checklist explains what to check and why each check matters. It reads the same way on every deal. This sheet is where the answers for one property get written down. They are meant to be used together, and there is no stage at which you switch from one to the other.
Which documents should I request first?
The ones held or issued by a public body: the zoning verification letter stating the permitted site count, the operating permit and what it takes to transfer it, the code enforcement file, and any permits for a well or wastewater system. They decide whether the community can legally operate as it is being sold. Ask each department early what its request takes, since some are existing records you can pull and others are determinations that carry a fee, a form, or a requirement that the owner authorise the request.
Why does the income section ask for so many separate figures?
Because there are two different comparisons and collapsing them hides both. The first runs from site rent charged over the period to site rent collected over the same period. That gap is explained by concessions and write-offs, which clear a balance without cash arriving, and by the movement in the site rent receivable between the two dates, which is where rent that is still owed shows up. Counting delinquency again on top of that movement would explain the same money twice. Every figure in that comparison has to come from the same ledger, since a resident account usually also carries home rent, utilities, and fees. The second runs from all recorded cash receipts to what actually reached the bank, and the gap there is explained by timing, undeposited cash, transfers, and receipts that are not site rent at all, such as home sales or reimbursements. A rent roll is a third thing again: it states what is owed as of one date, which is a current run rate rather than a total for any period.
Why does the sheet leave everything blank?
Because a prefilled figure on a worksheet quietly becomes your figure. Every field stays empty until you have a document that settles it, and each field names the evidence that would settle it.
Once the documents arrive
Upload the rent roll, the trailing twelve months, or the offering memo and CREscope structures an editable deal file from them, keeping every unverified figure marked as unverified. Your first deal is free.
Analyze your first deal freeDisclaimer
This worksheet is general educational information for buyers conducting their own evaluation. It is not exhaustive, and it is not an appraisal, opinion of value, or investment, legal, tax, or engineering advice. Property conditions and local rules vary; engage qualified professionals (counsel, inspectors, and environmental and utility specialists) for any transaction.