Discover a Value-Add 6-Unit Investment in Bon Aqua, TN

This 6-unit mobile home community presents a compelling opportunity to acquire an income-producing asset on nearly three acres in Bon Aqua, Tennessee. With five of six homes currently occupied, substantial recent capital investment, and seller financing available for consideration, Beeler Court offers investors a combination of in-place income, manageable operations, and additional upside in northeastern Hickman County.

The property consists of six approximately 800-square-foot homes totaling roughly 4,800 square feet. Ownership has invested nearly $200,000 into the asset over the past four to five years, including complete renovations to four of the six homes and additional updates to the remaining two. Each unit includes washer/dryer hookups and on-site parking, while water and electric are separately metered and paid by tenants, helping reduce ownership’s utility exposure.

The property is served by three existing septic systems with designated backup areas and has been maintained through periodic pumping. Additional value-add potential remains through lease-up of the vacant unit and continued improvements to select homes. Investors may also explore whether the nearly three-acre site can support additional units; however, a new permit application and formal site evaluation would be required before any additional density could be approved. Seller financing provides another layer of flexibility for qualified buyers evaluating the opportunity.

Investment Highlights:

Six Income-Producing Homes: Six approximately 800 SF mobile homes totaling roughly 4,800 SF on nearly three acres.

Strong In-Place Occupancy: Five of six units are currently occupied, with the remaining home available for lease.

Significant Recent Capital Investment: Nearly $200,000 invested over the past 4–5 years, including complete renovations to four units and updates to the remaining two.

Tenant-Paid Utilities: Electric and water are separately metered and paid directly by tenants, helping streamline operating expenses.

Established Septic Infrastructure: Three on-site septic systems with designated backup areas are currently in place.

Additional Value-Add Potential: Opportunity to complete lease-up, continue targeted unit improvements, and explore future site expansion subject to permitting and formal evaluation.

Seller Financing Available: Ownership will consider seller financing, providing additional flexibility for prospective buyers.