I have been doing sub2’s and L/O’s for the past year… however, have yet to do a mobile deal… mostly because I don’t know what the heck I’m doing. I lady called me today with a '78 Bainbridge(?)14X60 2/1 that has been totally remodeled (carpet, vinyl, windows, plumbing, electric, etc.) The lot rent is $320. She owns the mobile free and clear. I gave her the Ron LeGrand trick and asked if I paid all cash and closed fast what was the least she would accept. The lowest I could get her to say over the phone was $13000. I think she is asking too much. However, I have no idea how to value a MH. From what I see in the archives you need to get into a “lonnie” for under $5000. What are my options here? How should I determine what to offer her? What documents do I need? If someone would be willing to kind of get me oriented on these deals it would be greatly appreciated. Oh, I am meeting with her tomorrow to look at the place. What kind of agreement should I take with me in case she wants to do something right away? She did say she needed to sell fast.
What are similar homes going for in your area? In my area one like that would be worth $45,000 in a park, less than $5000 out of a park.
That is not a misprint. There are only 2 MH parks in my county and there will never be another one. It is also illegal to put a MH anywhere besides a MH park. Therefore a MH on a park site is worth a premium price.
I point this out so you will know how much local conditions affect values. You need to do more homework.
Having said that, I can’t believe you could buy the place at that price and make money. Also there must be way better deals around.
Way too much!! In real nice shape, worth about 2 - 3K in my market (wholesale price of course). Ask her how she came up with the price. Probably the amount she needs for a down payment on a condo or some-such. She needs to understand that it’s worth what a buyer will pay and no more. Remind her you’ll pay cash and leave you number. Maybe she’ll call back in a few weeks.
All the best, Lyal
Posted by JHyre in Ohio on January 25, 2002 at 06:34:19:
In my area for that price, I could buy a larger mid-90’s repo and have $4k to $5k left over after a thorough rehab. Pass, unless you can get her to carry…even then, I wouldn’t go for it, though Karl Kleiner or Jacque(WA) have been known to acquire homes on terms. I just cannot imagine paying 13k for a home, unless it’s a newer doublewide.