TL;DR: Manufactured housing investors should look at 3300 Blue Hill Road in Rogers, Arkansas, a 13-pad mobile home park on 6.52 acres offered at $900,000. Per the listing, it produces approximately $100,800 in annual gross income from 11 leased pads at $600 per month plus a metal building leased to a church at $1,800 per month. Tenants own their homes, and the listing says the majority of residents have lived here 8 to 15 years. The listing broker is Cameron Torabi of Mason Capital Group, 479-925-3333.
What is 3300 Blue Hill Road and what does $900,000 buy?
$900,000 buys an established 13-pad mobile home park on 6.52 acres in Rogers, Arkansas, where tenants own their homes and the owner collects lot rent. The listing page for 3300 Blue Hill Road carries the full record.
- Land: 6.52 acres, cleared, on county road frontage, with a split possible per the listing.
- Pad income: 11 of 13 pads leased at $600 per month, approximately $79,200 annually, with lot rents stepped up from $500 in November 2025.
- Building income: an on-site metal building leased to a church at $1,800 per month, which adds $21,600 a year of non-residential income.
- Gross income: approximately $100,800 a year, per the listing.
- Expenses noted: annual property taxes of $1,185. All units are individually metered, but the seller currently covers the property's water bills.
The listing identifies the county as Benton. Its data also carries a 1,584 sq ft entry without saying what that figure measures, so a buyer should ask before relying on it.
Who should buy 3300 Blue Hill Road?
This property fits investors, and in particular manufactured housing investors. It does not fit a first-time homebuyer or a buyer looking for a homesite.
Manufactured housing investors
The listing says the structure here is the one the asset class rewards: tenants own their homes, and the operator owns the land and collects lot rent. According to the listing, this removes the maintenance, turnover and capital-expenditure exposure of park-owned units. The listing adds that the majority of residents have lived here 8 to 15 years, and calls that combination the profile institutional buyers of mobile home parks screen for, rarely found at this entry price in Northwest Arkansas.
Value-add investors
Two levers are described in the listing. First, leasing the two vacant pads takes gross income to approximately $115,200 at the current rate, a 14% lift that requires no construction and no rehab, per the listing. Second, the seller currently covers the water bills even though every unit is individually metered, an expense the listing says a new owner could pass through. These are listing observations, not guarantees, and no return is promised.
Land-value investors
The listing notes that the 6.52-acre site, cleared and on county road frontage with a split possible, preserves land-value optionality beneath the income stream. Any split or change of use would need approval from the relevant authorities.
Why Rogers and why now?
The listing places this park in the Monte Ne area of east Rogers, near Beaver Lake, minutes from the city's employment and retail base. See the Rogers page for more on the city.
The listing describes Northwest Arkansas as one of the fastest-growing metros in the country, with workforce housing supply that has not kept pace. It also says cities across the region approve almost no new manufactured housing communities, which makes existing parks structurally scarce and increasingly contested by out-of-state capital. Those are the listing's statements, not independently verified market data.
The listing names Harps Food Stores, Whataburger and Golden Corral Buffet & Grill among nearby businesses.
What should a buyer verify before making an offer?
A buyer should obtain documents for every income and expense line, because the listing offers a rent roll and expense detail only on request.
- Rent roll and leases: confirm each leased pad, the $600 rate, the November 2025 step-up from $500, and tenant payment history.
- Church lease: confirm the term, renewal and termination rights on the $1,800 monthly lease.
- Pads and vacancies: confirm the 13 pads, the 11 leased and the two vacant against the rent roll and a site walk.
- Homes and title: confirm that tenants own their homes, and confirm the ownership and condition of any park-owned items.
- Utilities: confirm metering, water billing and any pass-through rights with the buyer's attorney.
- Zoning and permitted use: the listing states no zoning designation, so zoning, the park's permitted use and any split potential are to be confirmed with the city planning department.
- Survey, flood status and road frontage: confirm the 6.52 acres and county road access.
- Taxes: confirm the $1,185 annual property tax figure.
Why list with Mason Capital Group in Rogers, AR?
Owners of income property need a broker who understands how institutional and private buyers screen an asset. Mason Capital Group offers brokerage, development, property management and investment advisory services, and Cameron Torabi brings 30+ years of Northwest Arkansas real estate expertise and $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).
Commercial and land listings also syndicate through the CoStar network (LoopNet, Land.com and affiliated marketplaces), Crexi and full MLS syndication. MCG listings were also featured on 187 national and local websites through one syndication partner alone (as of July 2026), and received nearly 46,000 top-of-search placements (as of July 2026). No view count is promised for any individual listing.
For 3300 Blue Hill Road, that reach carries an income story built from the listing's own figures: the leased pads, the church lease, the tenant tenure and the rent roll available on request. Owners of manufactured housing communities, land or other income property in Rogers and across Northwest Arkansas can call Cameron Torabi at 479-925-3333 to discuss a sale.
Frequently asked questions
How much income does 3300 Blue Hill Road produce?
According to the listing, 3300 Blue Hill Road produces approximately $100,800 in annual gross income. That figure combines approximately $79,200 from 11 leased pads at $600 per month with $21,600 from a metal building leased to a church at $1,800 per month. Gross income is not net income, so request the expense detail.
Do tenants own the homes at 3300 Blue Hill Road?
Yes, according to the listing, tenants own their homes and the operator owns the land and collects lot rent. The listing says this removes the maintenance, turnover and capital-expenditure exposure of park-owned units. A buyer should still confirm ownership of every home, and any park-owned items, through the rent roll and title review.
How large is the lot and where is it?
The property is 6.52 acres in Rogers, Arkansas, in Benton County. The listing places it in the Monte Ne area of east Rogers near Beaver Lake, cleared, with county road frontage and a possible split. A survey and a conversation with the City of Rogers planning department should confirm what a split would require.
What upside does the listing describe?
The listing describes two levers: leasing the two vacant pads and passing through water costs the seller now covers. It says leasing the pads lifts gross income to approximately $115,200 at the current rate, a 14% increase. These are the listing's observations, not guarantees, and each should be tested against documents before an offer.
Who is the listing agent for 3300 Blue Hill Road?
The listing agent is Cameron Torabi, Principal Broker, Mason Capital Group Real Estate Investment & Trust. He can be reached at 479-925-3333 to request the investment summary, rent roll and expense detail, or to arrange a private showing of the community.
Qualified investors can request the full investment summary by calling Cameron Torabi at 479-925-3333 or contact Mason Capital Group online. More opportunities are on the featured listings page.
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.