Mobile Home Park News Briefing

If you are paying $40 million for 370 lots, that’s over $100,000 per lot. No way those numbers are going to work at $552 per month lot rent. Whether it’s an institutional buyer or the residents buying it, that rent is going to double to justify that cost. This nonsense that residents can buy parks and somehow stop rent increases ends with a simple use of a calculator and spreadsheet. 

In an email to KING 5 Collective Communities said the rents are rising because they've already spent $650,000 on improvements and plan to invest another $1 million in 2024 for repairs and maintenance.
"The second part of our analysis is to compare our lot rents to the Federal Government's definition of affordable housing," the statement continued. "Every year HUD issues the average median income ("AMI") for every county in the country. For Snohomish County the AMI was $146K. HUD suggests that a household should spend no more than 30% of their income on rent/housing expenses. We've adjusted the AMI by two factors (50% of AMI and 30% of AMI) and compared what monthly rent should be based on those adjusted income limits. In Royalwood's case the new lot rent is 51% below the HUD suggested rent at 50% of AMI and 18% below the HUD suggested rent at 30% of AMI. While we understand the lot rents have increased we believe that Royalwood still provides a quality affordable housing option for our residents in the market as compared to other forms of housing in Snohomish County."

Bravo for the park owner putting it so accurately to the media and those who question the more than fair rent increases. Not all the residents in this park will be able to afford the necessary increases and those who can’t need to find an alternative housing option. That’s how an economy works. If you want the Wendy’s Baconator but don’t have $10 for it, you simply buy the less expensive burger – you can’t go to Wendy’s and say “you need to reduce the price of the Baconator so I can afford it”. If you have retired in California – the second most expensive state in the U.S. behind Hawaii – then high prices are part of the bargain. You can get this same housing option in Missouri for less than half that price. But it’s the resident’s responsibility to match their income to their location and not that of the property owner.

If you go to some of these over-the-top websites, you will find such novel items as 14K gold shotgun shells filled with 14k gold pellets, costing about $10,000 per shell. No way you can make sense of it, but apparently there are people so desperate for attention that they buy stuff like that. In this case, you have people spending $5 million to live in a trailer park. Not much difference.

STUPIDITY RATING ON A 1 TO 10 SCALE: 7

“We are sorry to hear that Lakeway Mobile Estates (the ‘Park’) is being sold for approximately $41 million,” the city stated in an email to a constituent about the sale. “We understand that the purchase price could result in a significant increase in lot rent, which many low-income residents at the Park will be unable to afford.”

OK, so let me get this straight. The residents were unable to pull off the purchase of the property for $41 million. So somebody else bought it for $41 million. The city was willing to cough up $7 million down payment. The private-sector buyer probably put down a little more than that, but close. With either party buying the property for $41 million there would be an identical note with identical interest rate and identical monthly payment. So then how exactly would the non-profit be able to buy it without raising lot rents just as high – or higher – than the private sector group would? The answer, of course, is that they can’t.

STUPIDITY RATING ON A 1 TO 10 SCALE: 9

This one quote sums up the article:

“We’ve increased lot rent only once in the last four years,” said Gilsrud. “And that was by $6.”

If the resident-owned property had a rent of $400 per month and raised it only $6 over four years, then that’s quite a feat since inflation went up over 20% in the past three years alone, which means they would have had to raise the rent by $80 a month just to cover increases in water, sewer, electric, property tax, insurance, etc. So, assuming the park was trying to keep the rent as low as possible when it was purchased four years ago, the park is now $80 per month per lot short on money. That means the park is probably not making any of the perpetual capital expenditures that need to be performed due to lack of funds. So by depriving the park of $80 per month per lot of income the property will eventually fall into complete disrepair. This is the problem when you have a bunch of tenants voting to increase rents – they never will.

STUPIDITY RATING ON A 1 TO 10 SCALE: 10

Bradstreet and Becker think the solution mostly lies with state and local lawmakers. Earlier this month, Democratic Governor Janet Mills signed a bill into law that would force cities and towns to allow mobile homes on any lots zoned for single-family homes. That could alleviate cost pressure over time. “Supply will eventually keep the prices down,” Bradstreet said.

Here’s a reality check. A new mobile home costs around $80,000. The average residential lot in the U.S. costs $80,000. Add them together and you’ve got a $160,000 mobile home offering. So forcing cities to allow mobile homes on single-family home lots (which is never going to happen) and then putting $160,000 mobile homes on the market (as popular as selling dog poop sandwiches) is going to eliminate the affordable housing crisis in Maine?

STUPIDITY RATING ON A 1 TO 10 SCALE: 10

In a trend that has accelerated since the pandemic, over one in five mobile home parks in Maine are owned by out-of-state investors.

How exactly is an “out-of-state” owner any different from an “in-state” owner? Let’s look at America’s largest retailer: Walmart. Except for Arkansas, every single Walmart store is an “out-of-state” owner. Same is true for every McDonalds not located in Illinois and every Hilton Hotel not located in Virginia. The truth is that where the owner lives means absolutely nothing.

STUPIDITY RATING ON A 1 TO 10 SCALE: 8

The city purchased the Marin Valley Mobile Country Club property for $20 million in 1997. Forty-one percent of the spaces are required to be occupied by low- or moderate-income residents, although a much higher percentage of the current residents have low incomes.The city intended the neighborhood to be financially self-sufficient with revenues coming entirely from tenants’ pad rental fees. However, a Marin County Civil Grand Jury report last year questioned the organization’s solvency.“Novato’s 2022-2023 adopted budget shows that in the past four fiscal years MVMCC’s expenses have exceeded revenues by a total of more than $3.6 million,” the report said.The grand jury said the city was paying about $200,000 a year to help cover the neighborhood’s utility costs. The grand jury also noted that in 2022 the city allocated $3 million of its American Rescue Plan Act funds to help pay for a sewer system project in the community.

Wow, what a shocker. The resident-owned community can’t pay its bills without ongoing subsidies that were not approved by taxpayers. Never saw that one coming.

STUPIDITY RATING ON A 1 TO 10 BASIS: 10

I remember reviewing this article about a year ago, and clearly Spelling was actually living in the RV and not just using it for a vacation. The article I read back then included that Tori Spelling’s mother said that she offered to put the family up in a rental home but Tory Spelling refused. It’s clear to me that she was trying to invent this narrative hoping it would get her in the media somehow and re-ignite her career. What a pathetic group.

STUPIDITY RATING ON A 1 TO 10 BASIS: 10

To aid those for whom any rent increase is too great a burden, the department is proposing an aid program that would use funds from the operations budget. Tenants would have to qualify as low-income, not be receiving other aid and reapply annually. The number of tenants aided each year would depend on available funds, according to the staff report.

OMG, not another non-profit owned park going bust? They now have to DOUBLE the rents on new residents to break even since they didn’t raise the rents annually to match inflation for over a decade. Are you spotting a trend here? And now the city is trying to turn this into some type of quasi-Section 8 mess. Do the voters in Palmdale realize how their money is squandered by these idiots on a daily basis?

STUPIDITY RATING ON A 1 TO 10 BASIS: 8

"When we last updated the community, we were developing plans to rebuild/rehabilitate the units. The planned approach was based on advice from OHCS’ consultants and informed by industry-standard best practices," said Delia Hernandez, OHCS public information officer.The mobile homes were brought to Phoenix from Idaho. On their arrival, many had mold and over 20 health code violations.

Can you imagine how much money is squandered by incompetent non-profits? Where do you find folks so bad at business skills that they bought a batch of mobile homes filled with mold?

STUPIDITY RATING ON A 1 TO 10 BASIS: 10

If Carla Kinsey's rent keeps rising, she worries she'll end up homeless. For more than a decade, she has lived in Avon on the Lake, a community of manufactured homes for older adults in Rochester Hills. When she moved there in 2010, Kinsey was looking to settle in what she called her “final home.” But now, her rent, including the cost of the land where her home sits, consumes more than half of her monthly income. She pays more than $700 every month, up 57% since she moved in. If it wasn’t for food assistance benefits, she said she wouldn’t be able to eat. Kinsey — who is on a fixed income — is also juggling the cost of car and health insurance and utilities. There’s not much left over. She can’t pick up a job because of a rare heart condition that forces her to wear an oxygen machine. “I feel trapped,” Kinsey, 71, said. “I can’t afford to move and I can’t afford to stay.”

SUGGESTED HEADLINE: “Despite $408,000 House Prices, Avon on the Lake Mobile Home Park Charges Only $700 Per Month!”.

They both live in manufactured housing — the largest source of unsubsidized affordable housing in the country, particularly for seniors and low-income households. But advocates say that type of housing is quickly becoming unaffordable as private equity firms buy up parks and hike up rents.

SUGGESTED HEADLINE: “Mobile Home Park Rents Increase to Market Levels Yet Are Still the Least Expensive in the U.S.”.

SUGGESTED HEADLINE: “Non-Profits Squander $7 Million for 60 Families to Own a Trailer Park”.

In other words, the O'Hara mobile homes look like Old Southern mansions and feel like ultra-expensive hotels.

SUGGESTED HEADLINE: “Over-Exaggeration Runs Rampant in Mobile Home Sales Materials”.

Jones said the project might cost more than $1 million. “The treatment system is old,” said Terry Jones, a senior environmental specialist for the DNR. “It was installed in the ’70s and can’t meet the more stringent ammonia and E. coli limits that were put in their permit several years ago. They were supposed to upgrade the system so that they could meet those limits, and they never did.” In 2019, an attorney for Mt. Joy sent a letter to the state “stating the cost for wastewater improvements were beyond what his client could afford,” DNR records show. In early 2020, Mt. Joy submitted a plan to the DNR to demolish its treatment facility and replace it. The department Mt. Joy has sought unsuccessfully to connect to the wastewater systems of Davenport and Eldridge, he said.

SUGGESTED HEADLINE: “Changes to Wastewater Laws May Put This Mobile Home Park Out of Business Unless $1 Million Can Be Found from an Out-Of-State Buyer”. 

SUGGESTED HEADLINE: “Park Owners Work Hard to Maintain the Lowest Rents in Youngstown”.

SUGGESTED HEADLINE: “Residents Hate Rent Increases Regardless of How Minimal They Are”.

SUGGESTED HEADLINE: “If You Own a Home in Maine -- And Are Next Door to a Vacant Lot -- You Better Sell Fast.”

“Housing affordability is one of the biggest issues facing our state. Our conference has a plan to revitalize our existing housing stock by removing blight from our communities and replacing it with good quality housing units, to work with local communities on what housing strategies are best for them, to expand and create incentives for development, and to establish means-testing for rent-regulated housing to ensure that affordable housing units are occupied by those who truly need them. The legislative package we are putting forward today under the leadership of our housing ranker Senator Pam Helming will deliver affordable homeownership for the state of New York”.

SUGGESTED HEADLINE: “Big Talk in New York Yields Zero Results”.

ESCONDIDO — For the third time since late February, the City Council has increased the rent for residents at a local mobile home park. As a result of the council’s unanimous March 20 decision, nearly half of the residents at Greencrest Mobilehome Park will see an average increase of about $20.45, averaging between $13.74 and $27.51. The increase will apply to 69 of the park’s 129 spaces, subject to rent control.

SUGGESTED HEADLINE: “Mobile Home Park Rents Go Up Less Than Every Other Form of Housing in Escondido”.

From early 2021 to this year, 73-year-old Tom Kurtz’s monthly rent in Whippoorwill has nearly doubled — from $285 to $540. Maine home values have risen by 22 percent over that time, according to Zillow data. The new owner hiked Kurtz’s rent 32 percent when he took over and has raised it regularly. Similar hikes have come at Maplewood Hill.
What a manipulation of the facts! Of course the residents miss the old mom-and-pop owners as the rents were absurdly low, yet the new rents are still ridiculously low. Stick-built houses in Wiscasset, Maine are $306,000 so that 22 percent increase is $60,000. That 32 percent increase in mobile home lot rents is around $250 per month. What idiot can compare those two stats and say the mobile home one is way worse?
I’m sick of these articles written by obviously young, woke journalists that do not present facts but simply try to manipulate data to make their case in their weak attempt at persuasion.

SUGGESTED HEADLINE: “Out-Of-State Owners Bring Mobile Home Parks Back to Life and Maintain Rents At Ridiculously Low Levels”.

So the residents think a 10% rent increase is a scandalous thing when inflation is up that much or higher on the park’s costs? Well I have news for the bureaucrats of Chico: if you don’t let rents track or exceed inflation then you better get ready for the “land for sale” signs to go up and the parks being redeveloped because only government workers (and those who have no real-life experience) think that property owners are going to put up with that nonsense without simply pushing the “eject” button and redeveloping into a different and more profitable use.

In conventional mobile home parks, residents own the home but rent the lot. In a resident-owned community, residents own and manage the property cooperatively. Residents get a say in setting rent and investing in upkeep and improvements. There are many advantages to this system, advocates say, but the biggest is stability: Residents must approve lot fees, and generally they stay fairly stable. “We’ve increased lot rent only once in the last four years,” said Gilsrud. “And that was by $6.” 

Oh no, not this story again. Look, I know that American math skills are at an all-time low, but if the residents – who own the park – raised the rent only $6 in the past four years at a time when inflation is up 20% over just the past three years, then this park cannot possibly survive financially. Although the residents can buy a park with the help of a non-profit that guarantees the debt, operating costs are the same for corporate owners as they are for resident owners. Since the residents vote to increase rents, then they never will because the majority will refuse. And the only one with skin in the game is the non-profit that guaranteed the loan. I hope those guarantors don’t read articles like this because they will soon figure out that they are screwed.

Debbie Suits, who lives at a mobile home park in Tempe, said when she and her husband moved in five years ago, the lot lease was $700. Now it’s $1,000, but she said they have nowhere else to go. “Go where? My husband and I have talked about it — that's enough, we’re out of here, tell me where else I can go,” Suits said.

Arizona is one of the 15 most expensive states in the U.S. to live in. Unfortunately, a whole bunch of seniors moved there for the weather back when the state was cheap. Times change. If you are a senior who cannot afford to pay $1,000 per month lot rent, let me suggest you look into the other 35 states which are MUCH less expensive, such as my home state of Missouri where lot rents average around $300 per month.

As for the non-profit which promoted this article – “Love From Above” – the problem persists that the only way that tenants can buy parks is with the help of a non-profit that personally guarantees the loan. And that’s about as likely on a large scale as finding people to volunteer to set themselves on fire.