In this solo YouTube presentation, Joe Homs argues that mobile homes represent a high‑return, low‑cost real‑estate niche that investors should consider in 2025. He begins by addressing the stigma surrounding mobile‑home investing and explains the two ownership models: (1) renting a lot in a mobile‑home park (space rent) and (2) owning both the home and the land beneath it. He notes that owning the land typically yields higher resale prices, while park‑rental homes can be acquired for very low prices but require park‑management approval. Homs shares concrete price examples—purchasing a park‑rental unit for $10‑15 k and potentially selling for $200‑250 k, or buying a land‑owned unit for $5‑15 k and selling for $125‑250 k after a $30‑40 k rehab. He attributes the opportunity to affordable‑housing demand, especially among seniors downsizing in high‑cost markets like Orange County, California. He outlines acquisition channels: cash purchases, park‑management contacts, auction opportunities arising from tenant evictions, and direct‑mail campaigns targeting 55+ communities. Financing options include FHA loans for units built after 1976, requiring only 3.5 % down but with slightly higher interest rates. Homs stresses due‑diligence—checking park rules, approvals, and ensuring space‑rent obligations are met. He concludes with a call‑to‑action, urging viewers to like, share, comment, and reach out for one‑on‑one assistance.
Chapters
Think mobile homes are a poor investment? Think again. In 2025, they could be the hidden gem that you're overlooking. By the end of this video, you'll know why mobile homes are a gold mine for real estate investors in 2025. Let's talk about the stigma that may be behind mobile home investing, because there is one. So there's 2 types of mobile homes that you may know of or may not even know of. One is in a park like we're in right now, except you're paying a space rent. Message updated. 2, you're in a park and you actually own the land underneath. So you're a landowner of the mobile home that's on top of it versus paying space rent. Each can be profitable. It just honestly depends on what you're looking at and what you're looking to do. We are currently flipping a home where we own the land underneath. You're obviously going to get more money for that mobile home at the end of the day because you do own the land underneath it versus something in a park. Mobile homes in a park have a different kind of sales structure to them. A lot of parks you're going to have to contact the park management This is their land. They would have to approve you selling this mobile home on that specific lot. If it's too old, they may say, no, we don't really want it anymore. We want it out of here. Mobile homes that are sold in parks, most of the time, a majority of the time, are sold at a very, very low price. And again, that is depending on the age of the mobile home itself. The newer it is, the more you're going to get for it, but it really, really depends on the park, the park management. Do they even allow somebody coming in like us and actually flipping a mobile home? It's great because it's a low barrier of entry. And it's less expensive. We're here in Orange County. A mobile home like this in a mobile home park, you may be able to pick it up for honestly $10,000, $15,000. You can pay a lot more for that as well. But in a mobile home park like this, if you picked it up for $10,000 or $15,000, you may be able to sell it for $200,000 to $250,000 at the end of the day. There's a good spread there. Okay, but you have to make sure you know what you're doing. You have to make sure you check with the park management, check out all the rules, okay? Because you don't want to be caught at the end of the day buying something and then you can't sell it. So make sure you check all that stuff out. So why are mobile homes going to make a great investment in 2025? First off is affordability. We're talking rock bottom prices You could pick up a mobile home in a park where there's a lease underneath it for literally pennies on the dollar. And what happens is sometimes whoever is living in the mobile home at the time can't pay their space rent, and so they go through an actual eviction process, and the park owners evict the person out of their mobile home. And then they put it up for auction for sale. And I don't know if you can imagine this, but most of the time they never publish it anywhere that is widely circulated. You have to kind of make contact with the park management and say, hey, if you have something like that, can you kind of give me a call and let me know? Then you come to the day of the auction and you literally pick up that property for pennies on the dollar. All the park wants is their space rent back. So whatever that is, as long as that's covered, they don't care about anything else, and they're selling the mobile home. Understand the difference between a mobile home and an actual home. The mobile home is basically a car. You get a license plate for the mobile home. So you're buying really personal property. As opposed to a house, you are buying real property. So it's an easy transfer of title from one person to another, just like you would in a car. There's great opportunities available for mobile home purchases in 2025 if you know what you're doing. Let's talk about increasing demand for affordable housing. Where's everybody going to go? We're in California. We've got the average price here in Orange County is probably $1.1 million, $1.2 million. Where does somebody that maybe is moving into a senior community, 55 and older, going to look for a place? Maybe they're downsizing from that big massive house they had where the kids grew up and they just want something small. and affordable, welcome to 2025 and welcome to mobile home investing. And let's talk about the hidden secret, the high ROI opportunities. Like I was saying, you can get some of these mobile homes for pennies on the dollar, $5,000, $10,000. And even if you just sold it for $125,000, you can see there's a massive spread there. If you have to put average, we put anywhere between $30,000 and $40,000 in a rehab of a mobile home and make it look brand new like we do to our single-family flips. Same thing, less ROI. And then we end up making about the same amount of money that we do on a single-family flip that we were paying $800,000 or $900,000 for. Why not buy something at a lower price, put less into the rehab, and end up selling it and making a profit the same way you would do on a single-family residence? Let's talk about how you acquire these mobile homes. If you have cash, then obviously cash is king, and that's the best way to do it. But can you finance a mobile home? Absolutely, yes. As long as it's 1976 or above, you can actually put some FHA financing on these mobile homes and only put 3.5% down. Yes, you're going to pay a little bit higher on the interest rate, but we're talking about a $100,000, $200,000 loan. If you even have to pay a percent or 2 more, that's nothing. Okay? It would be a big difference if you have to pay a percent or 2 more if you're buying a million-dollar house. Okay, your payment's going to go up, but for something like this that's in the lower price range, what great opportunities are out there. So let's talk about how to find those deals, how to find the best deals. You need to get up off your butt and you need to contact the park management, introduce yourself, let them know you're a professional, maybe have a business card, And let them know that if they have anything available that they want to let you know of, to please give you a call. There's also direct mailing. I would consider direct mailing to senior communities, so 55 and older. And I like direct mailing for senior communities because older Americans like to open up mail. Not so much get on their phone, receive a text from you, or even a call. They're used to opening up mail, so you're going to get your mail opened in this type of community. So direct mailing, contacting the parks themselves. Those are probably the 2 greatest ways to get leads on mobile homes. What are your thoughts about mobile home investing? Please let me know in the comments below. I'd really, really like to know. Are you ready to invest in mobile homes in 2025? Make sure that you like and share this video with others so that we can educate more people and get more investors out there to get some great deals. If you guys need some more one-on-one help, don't hesitate to call. Email, subscribe, text, contact me any way you can. I'm out there on YouTube. It's available. I'm easy to get a hold of, and I love to talk to people about investing. So we'll see you on the next one.
