TL;DR: 3300 Blue Hill Road in Rogers, Arkansas, is a $900,000 mobile home park that an investment advisor would test on income, tenancy and open levers before any offer. It has 13 pads plus a church-leased metal building, and no return is promised. Cameron Torabi, Principal Broker, Mason Capital Group Real Estate Investment & Trust, advises investors on that analysis at 479-925-3333.
How does an investment advisor evaluate a mobile home park?
An advisor starts with who owns what, because that decides which risks the buyer takes on.
Here, the listing says tenants own their homes while the operator owns the land and collects lot rent. The listing's view is that this structure removes the maintenance, turnover and capital-expenditure exposure of park-owned units. An advisor would still ask for the leases and the rent roll to confirm it.
Next comes tenancy. The listing reports that the majority of residents have lived at the park 8 to 15 years. Long tenure is a stability signal, and an advisor would verify it against the rent roll instead of relying on a summary.
What is the investment case for 3300 Blue Hill Road?
The case rests on stated income, stated levers and a land base, and each one has to be confirmed before an offer.
- Current income. The listing reports approximately $100,800 in annual gross income: 11 leased pads at $600 per month, approximately $79,200 a year, plus a church lease on the metal building at $1,800 per month, $21,600 a year.
- Vacant pads. Leasing the two open pads would take gross to approximately $115,200 at the current rate, a 14% lift the listing says needs no construction and no rehab.
- Water. Units are individually metered, but the seller currently covers the water bills, an expense the listing says a new owner could pass through.
- Expenses. Annual property taxes are $1,185, per the listing.
- Land. The 6.52-acre site is cleared, on county road frontage, with a split possible, which the listing describes as land-value optionality beneath the income.
Those are the seller's figures. They describe what the listing says today, and no one should read them as a forecast of what a new owner will earn.
What are the limits of this investment?
The limits are the unconfirmed items, and an honest advisor lists them before the strengths.
- Income is stated as approximate, so the rent roll and bank deposits must confirm it.
- Two of thirteen pads are vacant, and a lease-up that takes time and effort is not guaranteed.
- Passing water costs to tenants depends on the leases and the rules that govern them, so a buyer should ask an attorney first.
- Zoning, any expansion and any split of the 6.52 acres must be confirmed with the governing planning office.
- The park's value rests on a small number of income sources, so a vacancy or a lease change in the church building matters.
Tax treatment, entity structure and financing are questions for your tax advisor and attorney, not for a listing summary.
Who can advise me on investing in Rogers, AR real estate?
Cameron Torabi and Mason Capital Group advise investors on Rogers and Northwest Arkansas real estate, before and after the offer. Mason Capital Group serves Northwest Arkansas with brokerage, development, property management and investment advisory under one roof.
For this park, that conversation covers how to read the lot rents and the church lease, which questions to put to the seller, how the open pads and water bills could change the income, and what the Rogers location means for tenant demand. The listing places the park in east Rogers near Beaver Lake, minutes from the city's employment and retail base.
Cameron brings 30+ years of Northwest Arkansas real estate expertise. The firm states $2.4B+ in cumulative transaction activity (estimated combined personal, team and affiliated-brokerage activity over 30+ years; not independently verified; not indicative of current assets under management or future results). Treat it as context for the advisor's experience, not as a forecast for your own investment.
What should an investor ask before buying this property?
An investor should ask for the documents behind every stated figure before making an offer.
- May I see the rent roll, the leases and the church lease in full?
- What did the park actually collect over the last twelve months, and how does it compare with the stated gross?
- What are all the expenses besides property taxes and water, and who pays each?
- What did the lot rent step from $500 to $600 do to tenant response?
- What does the planning office say about zoning and any split?
- What is the condition of utilities and the metering system?
The full property page at 3300 Blue Hill Road lists the headline numbers, and Mason Capital Group will send qualified investors the investment summary on request. Compare it with other featured listings, and read about Mason Capital Group.
Frequently asked questions
Who is a real estate investment advisor in Northwest Arkansas?
Cameron Torabi of Mason Capital Group Real Estate Investment & Trust advises real estate investors in Northwest Arkansas. The firm offers investment advisory alongside brokerage, development and property management, and investors can reach him at 479-925-3333 about an income property such as 3300 Blue Hill Road.
Is Rogers, AR a good place to invest in real estate?
The listing states that Northwest Arkansas is one of the fastest-growing metros in the country and that workforce housing supply has not kept pace. That is the listing's view, not a guarantee, so test it with your own diligence.
How do I find a real estate investment consultant near me?
Ask each candidate about experience with your asset type, whether they will state limits as plainly as strengths, and who will answer the phone. In Northwest Arkansas, Mason Capital Group takes investor inquiries at 479-925-3333.
Is a mobile home park a safe investment?
No investment is safe, and a park carries its own risks, including vacancy, regulation and infrastructure. The listing highlights tenant-owned homes and long tenure as stabilizing features. Verify them, and consult a tax advisor and attorney.
What is the 14% figure in the 3300 Blue Hill Road listing?
The 14% is the listing's stated lift in gross income if the two vacant pads lease. It says gross would rise from approximately $100,800 to approximately $115,200 at the current rate, requiring no construction and no rehab. It is the listing's calculation, to be confirmed.
What does an investment advisor charge?
Advisory fees depend on the engagement, and the listing publishes none. Ask any advisor for a written fee description before you engage, and ask Cameron Torabi at 479-925-3333 how Mason Capital Group structures its advisory work.
Can Mason Capital Group advise me on a property it did not list?
Investment advisory is one of Mason Capital Group's four services, so call Cameron Torabi at 479-925-3333 about a property the firm did not list. The scope and terms of any advisory engagement should be set out in writing before work begins.
To request the full investment summary, rent roll and expense detail for 3300 Blue Hill Road, call 479-925-3333 or contact Mason Capital Group.
About the author: Cameron Torabi, Principal Broker — Mason Capital Group. 30+ years of Northwest Arkansas real estate expertise; $2.4B+ in cumulative transaction activity.
Estimated figure reflecting combined personal, team, and affiliated-brokerage transaction and development activity across Northwest Arkansas over a 30+ year career. Based on internal estimates; not independently verified. Not indicative of current assets under management or future results.