SFR + 6 MH on 16.52 Acres – Under 200k

Super unique opportunity in Pelham.  The property sits on 16.52 acres with a 1,245-square-foot, 4-bedroom/1-bath main house and six seller-owned single-wide mobile homes. The house has two bedrooms downstairs, two bedrooms upstairs and an unfinished basement. The six mobile homes have separate addresses, estimated sizes of approximately 650–1,200 square feet each, one shared well and six individual septic systems. All seven dwellings need renovation but are believed to be repairable. The property has paved frontage, mostly wooded rear acreage. Additional dwellings may be possible, subject to soil testing, septic fields, well capacity, internal-road requirements and county approval. This property has the potential to be a flip or a long term buy and hold, with expansion potential.

The main house, we are estimating a potential monthly rent between  $1,200–$1,300.   We are estimating between $750 and $1,050 per mh, but bed/baths need to be confirmed.  But if all are cleaned up and fully rented, your monthly ROI will be over 20%.

Repairs Needed (Estimated)

• Complete a full interior and exterior renovation of the main house.
• Repair all six mobile homes – each unit is in different levels of disrepair
• Inspect the shared well and all six individual septic systems.
• Complete property cleanout, vegetation removal and exterior cleanup.

Comparable Sales

1. 528 Red Marshall Road – 2/2, 1,889 square feet on 2.24 acres, sold May 2026 for $230,000. Well-maintained older home with an updated kitchen and bathroom, newer storage building and oversized detached garage.
2. 3146 Law Road – 1/1, 730 square feet on 2.25 acres, sold May 2026 for $152,000. Improvements included a new roof, gutters, well, chimney sleeve and fresh paint.
3. 318 Winesap Drive – 1/1, 364 square feet on 2.63 acres, sold April 2026 for $85,000. Fully remodeled with a new roof, mini-split, windows, interior walls, flooring, kitchen and appliances.
4. 48 Winesap Drive – 3/2, 1,680-square-foot manufactured home on 1.14 acres, sold August 2025 for $275,000. Built in 2015 and materially newer than the subject mobile homes, but useful as a finished manufactured-home retail ceiling.
5. 652 Country Lane – 3/3, 3,291 square feet on 15 acres, sold June 2026 for $485,000. Well-maintained brick home with a finished basement, recent mechanical improvements and repairs completed before closing. It is superior but has closely comparable acreage.
6. 826 Country Lane – 4/3, 2,780 square feet on 10 acres, sold March 2026 for $485,000. Built in 2021 with a finished basement and attached garage. It is superior in age and condition and is used as an acreage-property ceiling.
7. 362 Oak Hill Farm Road – 1,770-square-foot manufactured home on 10.13 acres, sold April 2026 for $180,000. Close manufactured-home acreage sale used as property-type support, not as a renovated comp.
8. 267 Jennings Blackwell Road – 3/1, 1,232 square feet on 2.19 acres, sold January 2026 for $52,000. Marketed for complete restoration or demolition and used strictly as as-is condition support.
9. 9841 NC Highway 700 – 3/1, 1,670 square feet on 1.2 acres, sold February 2026 for $85,055. Marketed as a restoration property and used strictly as as-is condition support.
10. 125 Satelite Drive – 1,344-square-foot manufactured home on 0.85 acre, sold March 2026 for $22,000. Distressed manufactured-home sale supporting a low as-is value for homes requiring substantial renovation.

ARV & Rental Analysis – we are not confident in the value.  It could be more, or it could be less.   We did our best to come up with a range, but this is a very unique property with lots of different assets on the premises.  We were not able to access all of the mobile homes, so we are not able to determine the exact bed/bath/sf counts for each.

Estimated ARV: $350,000 to $400,000 +/-

Estimated Rent: $5,700 to $7,000 per month +/-