Description

JLL, as exclusive advisor, is pleased to present the opportunity to acquire Eagle MHC (the “Property”), a stabilized manufactured housing community located in Eagle, Idaho, within the Boise MSA. The Property offers investors a low expense ratio operating profile, with no community-owned homes, consistent occupancy, and durable in-place cash flow. Current ownership has completed a comprehensive capital improvement program focused on strengthening the Property’s infrastructure and overall curb appeal, including water and septic system upgrades, removal of aging home inventory, pedestal replacements, asphalt repairs, and site improvement. These improvements position the Property for continued stable operations while reducing near-term capital requirements for a new owner.

Eagle is one of the Treasure Valley’s most desirable and fastest-growing submarkets, distinguished by strong household demographics, quality schools, and proximity to major Boise-area employment centers. The Property benefits from convenient access to retail, services, and regional transportation corridors, positioning it well among long-term residents seeking an affordable housing alternative within a high-growth market.

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Attributes

Land area gross

5.87 ha

Sites

Occupancy

91%

Community Type

All-Age

Media

Investment Highlights

Comprehensive Capital Plan Completed: Ownership has invested substantial capital to strengthen the Property's infrastructure and curb appeal, including water and septic system upgrades, removal of aging home inventory, pedestal replacements, asphalt repairs, and site beautification. These improvements reduce near-term capital needs for a new owner and support continued occupancy.
Stable In Place Income Supported by Strong Occupancy: consistent cash flow is underpinned by high current occupancy and a straightforward rent roll.
Desirable, High-Growth Submarket: Eagle is characterized by strong household demographics, quality schools, and proximity to major Treasure Valley employment centers, supporting sustained long-term demand. Micron announced a deployment of $10 billion into their new research campus, bolstering their footprint
High Barriers to Entry and Limited Competitive Supply: manufactured housing development in Eagle/Ada County remains constrained by zoning and entitlement requirements, supporting durable pricing power for existing communities.
Resilient, Non-Correlated Living Sector: manufactured housing has demonstrated long-term resilience with sector-wide NOI growth across economic cycles, low correlation to broader housing subsector volatility, and average resident tenures well above conventional multifamily and single-family rental.