Decatur Mobile Home Court is an 18-pad manufactured housing community located in Decatur, Illinois. The park spans approximately 17.25 acres and is zoned commercial, offering flexibility for future use. While a portion of the property lies within a designated flood zone, the developed area where the homes sit is outside the floodplain. The community was originally developed in the 1950s and maintains the character of a traditional, small-town mobile home park with wide spacing, mature trees, and a quiet rural setting near the edge of the Decatur metro. The current owners purchased the park roughly a year and a half ago as part of a four-park portfolio. Their goal was straightforward—clean it up, stabilize occupancy, and prepare it for sale. Since taking over, they’ve made visible improvements including selective tree removal, electrical upgrades, and rehabilitation work on several homes. The park is now positioned for a new owner to continue the stabilization process and capture the upside that remains. The community operates on private well and septic systems. Trash service is provided by the park, while gas and electric are individually metered and billed directly to tenants. The underground pipe material is unknown, and the electrical pedestals’ amp ratings haven’t been verified. Roads within the park are gravel and described by ownership as being in “fair to poor” condition but functional. The owner currently maintains the roadways, while tenants mow their own spaces. Snow removal is handled by an outside contractor on an as-needed basis. The park consists of a variety of pad sizes, including one oversized 80’×80’ site, three 80’×30’, two 70’×30’, six 65’×30’, and six 45’×30’. At present, eight of the 18 pads are occupied. There are three vacant trailers on site, though the condition and readiness of those units for occupancy is uncertain, and one home at Lot 12 is likely a teardown. Importantly, there are no park-owned homes, which keeps the operation simple and minimizes management and maintenance exposure. The average pad rent is $400 per month, with the last increase implemented in October 2025. The park uses monthly leases, with tenants paying rent online or through the on-site manager. Two tenants are currently behind on rent, but the park does have both a manager and a maintenance person in place to oversee daily operations. Offstreet parking is provided for all sites. Overall, Decatur Mobile Home Court would be considered a B- to C+ grade community—older, but serviceable and with a good foundation. The next owner will find meaningful upside through occupancy growth, cosmetic upgrades, and road improvements. With a large 17.25-acre footprint and commercial zoning, there’s also some long-term flexibility for expansion or redevelopment should market conditions allow. The current owner is open to offers that include seller financing, although his preference would be a cash sale. Given the manageable size and stable infrastructure, this property fits nicely as a first-time park acquisition or a small portfolio addition for an experienced operator seeking value-add potential in a steady Midwestern market. Decatur sits in the heart of central Illinois and serves as the seat of Macon County. The city has a long history rooted in manufacturing and agriculture and remains home to major employers such as ADM, Caterpillar, and Primient (formerly Tate & Lyle). The city’s industrial economy is supported by the Midwest Inland Port—a multimodal logistics hub that connects Decatur by rail and highway to the rest of the Midwest. Affordable housing continues to perform well across the Decatur area as rising rents and limited new development keep demand steady for manufactured housing. The park’s location provides quick access to major employers while maintaining a quiet setting removed from heavy traffic. Decatur Mobile Home Court offers investors a manageable, well-located community with tangible upside and minimal park owned home exposure. With occupancy to grow, modest rents, and infrastructure already in place, it’s the type of property that can deliver both short-term returns and long-term stability in a market known for consistent workforce housing demand. Location: Decatur is the largest city in Macon County, Illinois, and its county seat. The city was founded in 1829 and is situated along the Sangamon River and Lake Decatur in Central Illinois. As of the 2020 census, it had a population of 70,522. It is the 17th-most populous city in Illinois and the sixth-most populous outside the Chicago metropolitan area. Decatur has an economy based on industrial and agricultural commodity processing and production. The city is home to Millikin University and Richland Community College. The median home cost in Decatur is $83,400. Home appreciation the last 10 years has been 33.9%. Home Appreciation in Decatur is up 11.6%. Renters make up 33.6% of the Decatur population. The average 1-bedroom unit rents for $730/month. The average 2-bedroom unit rents for $890/month. The average 3-bedroom unit rents for $1,240/month. The average 4-bedroom unit rents for $1,320/month. Decatur has an unemployment rate of 10.3%. The US average is 6.0%. Future job growth over the next ten years is predicted to be 22.5%, which is lower than the US average of 33.5%. The Median household income of a Decatur resident is $45,111 a year. The US average is $69,021 a year. Decatur violent crime is 31.4. (The US average is 22.7) Decatur property crime is 47.1. (The US average is 35.4)