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Mobile Home & RV Park Investment Real Estate Services

CRE Brokerage Team of Rand Hoffman & John Wallace
Contact

Rand Hoffman

Senior Vice President T 503.221.2286 LIC N° 01706303 (CA) rand.hoffman@kidder.com
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John Wallace

Associate T 503.721.2723 john.wallace@kidder.com
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YOUR PARK SUCCESS PARTNERS

As both park owners and brokers with over $224 million in transaction experience, we bridge the gap between business and real estate.

Between us, we’ve built and sold multiple businesses, managed corporate teams, and owned thriving communities. Rand brings the perspective of a seasoned entrepreneur, while John contributes data-driven analytical expertise honed through years of corporate leadership and investment experience.

Together, we recognize that your park isn’t just an asset—it’s years of hard work, relationships, and vision that deserves proper valuation.
 

 

Meet The Team

Rand possesses a profound understanding of the intricacies, challenges, and opportunities within the park space. He currently holds licenses in Washington, Oregon, California, Idaho, and Nevada. Having garnered accolades as a “Rising Star” and earned “SRA and NAA” awards during his successful tenure at CPX and Marcus & Millichap, Rand now brings his wealth of expertise and unwavering dedication to Kidder Mathews. Being a business owner himself, Rand possesses a unique perspective on the factors contributing to a successful park beyond what a standard pro forma might reveal. His brokerage journey has been filled with valuable insights and ideas, which he eagerly shares with park owners, irrespective of their plans to sell.

John Wallace specializes in the acquisition and disposition of mobile home and RV parks across the West, bringing a blend of ownership insight, corporate experience, and financial rigor to each transaction. Before entering brokerage, John spent nearly two decades at Intel in engineering, sales, and leadership roles, where he developed the strategic, analytical, and relationship skills that now serve his clients. Alongside his corporate career, he pursued his passion for real estate and steadily built his real estate portfolio, acquiring and managing properties in multiple states. As a park owner himself, he understands firsthand owner’s needs and challenges, as well as what buyers and investors are looking for in an acquisition.

Areas of Expertise

  • Park Acquisition & Disposition
  • Valuation & Market Analysis
  • Investment Advisory
  • Exit Strategy Planning
  • Seller Financing Structuring
  • 1031 Exchange Coordination
  • Succession Planning
  • Business Planning
  • Maximizing Value through Income & Expense Analysis

Industry Insights

  • Insurance Optimization
  • Park Rules & Lease Updates
  • Management Software Solutions
  • Regulatory Compliance
  • Legislative Updates

Featured Properties

River Rue RV Park

The subject property is a year-round destination RV park located at 44892 State Route 21 N in the Wilbur area of unincorporated Lincoln County, Washington. This all-ages community was originally developed in 1984 and contains 96 pads (86 RV Sites, 6 Tent Sites and 4 park model cabins). It is situated on a 13.16-acre site, operating on a private well and septic system. For more information, please complete the NDA.

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Lake Lawrence Mobile Home Park

Lake Lawrence Mobile Home Park in Yelm, Washington delivers a stabilized, turn-key community with built-in growth potential. The 42-site property sits on 22.2 acres, only 10 of which are developed, creating an immediate opportunity for expansion while benefiting from a strong existing tenant base.

View Agreement

Available Properties

Rand Hoffman & John Wallace specialize in mobile home & RV park investment real estate services with a strategic focus across the Pacific Northwest and California.

Properties For Sale

Select Completed Transactions

Select Sale Transactions

Golden Hills Mobile Home Park

Location Pullman, WA
No. of Sites 125 Sites
Sale Price $9M

El Portal Mobile Estates

Location Santa Rosa, CA
No. of Sites 123 Sites
Sale Price $8.6M

Sea Ranch RV Resort

Location Cannon Beach, OR
No. of Sites 90 Sites
Sale Price $6.25M

Bay Pines Mobile Home Park

Location Morro Bay, CA
No. of Sites 52 Sites
Sale Price $5.1M

Ennis RV Park

Location Ennis, MT
No. of Sites 90 Sites
Sale Price $5M

Cottonwood Ridge Mobile Home Park

Location Anderson, CA
No. of Sites 70 Sites
Sale Price $4.495M

Sevdy's Modern View Trailer Court

Location Pullman, WA
No. of Sites 72 Sites
Sale Price $3.7M

Northcrest Mobile Home Park

Location Crescent City, CA
No. of Sites 81 Sites
Sale Price $3.6M

Pinegrove Mobile Home Park

Location Crescent City, CA
No. of Sites 54 Sites
Sale Price $3.6M

Hermacinto Mobile Home Park

Location San Jacinto, CA
No. of Sites 55 Sites
Sale Price $2.5M

Shoreline RV Park

Location Eureka, CA
No. of Sites 59 Sites
Sale Price $2.68M

Bridgeview RV Park

Location Grant's Pass, OR
No. of Sites 40 Sites
Sale Price $2.6M

Mobile Home & RV Park Insights

Q4 2025

Rent Control: Navigating the New Reality

MANUFACTURED HOUSING UNDER LEGISLATIVE ATTACK

The legislative landscape has shifted dramatically against mobile home park owners in recent years. Washington imposed a permanent 5% cap specifically targeting manufactured housing, while Oregon went from 7% + CPI in 2019 to a flat 6% cap for parks over 30 spaces. Maintaining quality communities requires ongoing investment in infrastructure, utilities, landscaping, and amenities. When rent increases can’t keep pace with rising costs for insurance, utilities, maintenance, and fair compensation for your time and investment, properties deteriorate.

THE STAKES ARE HIGH

You need adequate revenue to maintain safe communities while earning reasonable returns on your investment. When sale time comes, buyers calculate purchase prices based on current income. Parks that haven’t kept pace with market rents sell for significantly less than those with appropriately positioned rents.

MITIGATION STRATEGIES THAT WORK
  • Utility Cost Recovery: Often exempt from rent caps. Sub-metering or RUBS (Ratio Utility Billing Systems) can reduce usage by 30-40% while recovering costs.
  • Operational Efficiency: Keeping an eye on service contracts and technology implementation can reduce expenses when revenue growth is restricted.
  • Strategic Improvements: Focus on value-adding enhancements that justify rent positioning: landscaping, security systems, infrastructure upgrades.
  • Fee Structures: Many areas allow separate fees for pets, storage, or amenities outside rent control.
  • Timeline Planning: If regulations aren’t in place yet, setting rents strategically now protects future income.
WHAT DOES THIS MEAN FOR ME?

Every park faces unique challenges based on current rent levels, local regulations, and your timeline. The strategies that work for your neighbor may not apply to your situation.

Key Trends Shaping Park Ownership in 2025

SELLER FINANCING: YOUR COMPETITIVE ADVANTAGE

Traditional bank financing above 7% has created opportunities for creative sellers. By offering seller financing at competitive rates (5-6%), you can command premium sale prices while creating reliable monthly income. You solve the buyer’s financing challenge while often achieving better total returns than lump-sum sales.

Recent sellers consistently tell us: financing flexibility leads to higher offers and smoother closings. One client went from “totally against seller carry” to calling it “the only way to go.”

INSURANCE MARKET VOLATILITY

The insurance landscape for mobile home parks has become increasingly challenging. Carriers are reassessing risk profiles, with some exiting the manufactured housing space entirely. Annual premium increases of 15-25% are becoming common. Smart owners are implementing risk management strategies, shopping carriers more frequently, and considering higher deductibles to manage costs within revenue-restricted environments.

TECHNOLOGY AND OPERATIONAL EFFICIENCY

When revenue growth is capped, operational efficiency becomes critical. Property management software, digital rent collection, and automated communication reduce costs while improving tenant experience.

Essential questions:

  • Do you have a professional website?
  • When did you last update it?
  • Are you appearing in search results when prospective tenants look for housing?
  • Are you collecting rents digitally or still handling cash and checks?
  • Do you have online reviews, and are you managing your online reputation?

These fundamentals directly impact both occupancy rates and perceived property value.

ESTATE PLANNING: WELL-MEANING DECISIONS, UNINTENDED CONSEQUENCES

We’ve seen well-meaning owners attempt to simplify succession by adding adult children to property titles or creating informal agreements about future ownership. These approaches often backfire, creating tax complications, liability issues, and family conflicts when the time comes to make decisions. Other owners delay planning entirely, leaving families to navigate complex operational and legal requirements during already difficult times.

Proper estate planning involves professional guidance, clear documentation of operational procedures, and honest family discussions about capabilities and interests—not assumptions about what family members want or can handle.

Seller Financing 101

HIGHER SALE PRICE + MONTHLY INCOME

While other owners wait for bank approvals that may never come, seller financing lets you:

  • Command premium prices by solving the buyer’s financing problem
  • Create predictable retirement income with competitive interest rates
  • Close deals in weeks, not months
  • Choose qualified buyers based on track record, not just highest offer
  • Structure terms that work for your retirement timeline
  • Spread out capital gains through an installment sale, which may reduce your tax burden in any single year (consult your CPA for details).
HOW IT WORKS

You receive 10-30% down and finance the rest over 5-10 years at rates you set. You maintain first position on the property title for security. Professional documentation protects your interests throughout the term.

WHY PARKS ARE PERFECT

Mobile home and RV parks generate steady cash flow, making monthly payments reliable for buyers. Banks often struggle to understand these specialized assets, but you know exactly what drives your property’s value.

Wondering if seller financing is right for you? Let’s talk.

Success Stories

Testimonials

Lee Daugherty

Seller of Golden Hills MHP in Pullman, WA

What caught my eye about that conversation was your demeanor, your professionalism, and you didn't push but you ask...you gave me tremendous insight...so I wrote your name down because I remembered it.
---
What we appreciated about the process was number one was your integrity. You were always looking out for us at every obstacle. We not only felt that, we knew it—you proved it time and time again.

Portland Market Reports

CRE Trend Articles

How can we help you?

THINKING ABOUT RETIREMENT?

Let’s discuss how to maximize your park’s value while planning for a secure income stream that supports your next chapter.

WANT TO KNOW YOUR PARK’S VALUE?

We provide comprehensive Broker Opinions of Value that account for current market conditions and your property’s unique attributes.

INHERITED A MOBILE HOME OR RV PARK?

We can help you navigate your options with expert guidance on valuation, management, and potential sale strategies tailored to your goals.

NEED SECURE MONTHLY INCOME?

We can help you explore seller financing for steady returns and potential tax benefits.

MULTIPLE OWNERS OR HEIRS WITH DIFFERENT OBJECTIVES?

We specialize in crafting solutions that address diverse stakeholder needs while maximizing property value.

NEED INSIGHTS AND CONNECTIONS?

Not sure how new laws may affect your park? Need a referral to an inspector, attorney, CPA, or web designer? We work with professionals who know mobile home and RV parks and can connect you with the right expertise.

Marketing Process

No two parks tell the same story. Each property has its own character, community dynamics, and value drivers that traditional marketing approaches miss.

Our tailored campaigns highlight what makes your park special—whether it’s location advantages, management efficiencies, or expansion potential— connecting you with buyers who recognize and value these distinctive qualities & ensuring the best match for your transition goals.

Credible Underwriting & Analysis

Our park-specific underwriting evaluates both real estate and operational metrics. We analyze rent rolls, utilities, occupancy trends, and capital history to create a financial picture that resonates with experienced park investors.

Best-In-Class Marketing

Kidder Mathews has an award-winning, in-house marketing team that provides a full suite of creative services, including project branding, web design & development, print collateral development (offering memorandum, flyer, etc.), email marketing, advertising, and Real Capital Markets investment platform partnership.

The Campaign

We leverage our proprietary database of qualified park investors to target the most likely& qualified buyers. Our marketing emphasizes your park’s unique value whether it’s stable cash flow, value-add potential, or strategic location.

 

WE KNOW THE Western US.
IN FACT, WE’RE ITS LARGEST INDEPENDENT COMMERCIAL REAL ESTATE FIRM.

For nearly 60 years, our clients have gotten the best of both worlds — independent counsel from trusted experts, working as part of the largest privately held commercial real estate firm on the Western US.

Today Kidder Mathews has over 900 real estate professionals and staff in 19 offices in Washington, Oregon, California, Nevada, and Arizona.

We offer a complete range of brokerage, appraisal, property management, consulting, and debt and equity finance services for all property types, giving our clients the competitive edge they need.

Commercial Brokerage

  

$9B

TRANSACTION TOTAL (AVG Annual Volume)

  

510+

NO. OF
BROKERS

Valuation Advisory

  

2,400+

ASSIGNMENTS (AVG Annual)

  

41/23

TOTAL NO. OF APPRAISERS / MAIS

Asset Services

  

53M

SF PORTFOLIO SIZE

  

800+

ASSETS UNDER MANAGEMENT

 

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