Hilltop Mobile Home Park is a 57-pad community located in Lexington, Illinois. Lexington serves as a bedroom community to the Bloomington–Normal metro area, home to major employers such as State Farm’s corporate headquarters, Rivian’s manufacturing plant, and Illinois State University. The park sits on 8.57 acres and is zoned R-2. It is not located in a flood zone. The current ownership group has held the property since 2017 and operates the park with an onsite manager in place. There is no full-time maintenance person employed. Hilltop MHP offers a solid base of tenant-owned homes with no park-owned homes, providing an attractive foundation for investors seeking stable income with operational upside. The park is currently serviced by city water and a well-maintained septic system, both of which are backbilled to the tenants. According to the owner, the septic tanks are in excellent condition and have been trouble-free for the past eight years. They are professionally serviced twice a year. While the property is not presently connected to city sewer, municipal sewer lines were extended to the park boundary during a city infrastructure upgrade several years ago. The city has since encouraged a connection and has indicated a willingness to waive the connection fee and potentially assist with the cost of the hookup. However, the current owners have opted not to proceed, as the septic system has continued to function efficiently. Electric and gas services are direct billed to tenants by the respective utility providers. Each pad is equipped with separate electric, gas, and water meters, with electrical pedestals rated at 200 amps. Internal roads are asphalt, in good condition, and maintained by the park. Of the 57 pads, 41 are currently occupied by tenant-owned homes, averaging $375 per month in lot rent. The last rent increase occurred in May 2025. Importantly, there are no park-owned homes—eliminating management and maintenance burdens related to home ownership. There are 14 vacant trailers on-site, at least one of which is in poor condition and will need to be removed. Additional units may also be candidates for removal depending on the new owner’s business model. All vacant pads are ready to accept new homes. Tenant leases are a mix of month-to-month and annual terms, with rent collected via Paylease software. Currently, two tenants are behind in rent payments. Since acquiring the property in 2017, the owners have made meaningful improvements, including road repairs, tree removal, landscaping upgrades, and water/sewer line replacements and improvements. They’ve also ensured that skirting was repaired and improved on all homes within the park. Should they continue operating the property, the owners indicated their primary focus would be on rehabbing existing homes and working toward full occupancy. Hilltop MHP presents an investor with a stabilized core occupancy alongside value-add potential through infilling vacant pads and updating existing units. Location Lexington is a city in McLean County, Illinois. The population was 2,090 at the 2020 census. Lexington is a bedroom community to Bloomington-Normal (Home of State Farm Corporate Headquarters, Rivian, & Illinois State University). The median home cost in Lexington is $178,800. Home appreciation the last 10 years has been 40.7%. Home Appreciation in Lexington is up 16.3%. Renters make up 15.1% of the Lexington population. The average 1-bedroom rents for $680/month. The average 2-bedroom rents for $840/month. The average 3-bedroom rents for $1,190/month. The average 4-bedroom rents for $1,350/month. Lexington has an unemployment rate of 5.0%. The US average is 6.0%. Lexington has seen the job market decrease by -6.8% over the last year. Future job growth over the next ten years is predicted to be 22.9%, which is lower than the US average of 33.5%. The Median household income of a Lexington resident is $83,233 a year. The US average is $69,021 a year. Lexington violent crime is 8.6. (The US average is 22.7) Lexington property crime is 8.9. (The US average is 35.4) Lexington, IL has a humid continental climate, characterized by hot summers and cold winters. Temperatures in the summer can range from 68F to 86F on average, with occasional high temperatures reaching up to the triple digits. Winters are typically cold and dry, with temperatures ranging from 25F to 35F. The amount of precipitation in Lexington is fairly consistent throughout the year, with April being the wettest month and July being the driest. Snowfall is also common during winter months, with an average of 16 inches per year. McLean County is a U.S. county in the east central region of Illinois, and is the largest county by land area in the state. According to the 2020 Census, it had a population of 170,954. Its county seat is Bloomington. McLean County is included in the Bloomington–Normal, IL Metropolitan Statistical Area. Here are the 10 largest employers in McLean County, IL, based on the latest available data for the Bloomington–Normal metro area (which comprises nearly all of McLean County): 1. State Farm Insurance (14,000 employees) 2. Rivian (7,500 employees) 3. Illinois State University (3,940 employees) 4. COUNTRY Financial (3,000 employees) 5. Unit 5 Schools (2,350 employees) 6. Carle BroMenn Medical Center (2,240 employees) 7. OSF HealthCare (1,337 employees) 8. McLean County Government (850 employees) 9. Afni, Inc. (830 employees) 10. District 87 Schools (755 employees) Normal is a town in McLean County, Illinois, United States. As of the 2020 census, the town's population was 52,736. Normal is the smaller of two principal cities of the Bloomington–Normal metropolitan area, and is Illinois' seventh most populous community outside the Chicago metropolitan area. The main campus of Illinois' oldest public university, Illinois State University, a fully accredited four-year institution, is in Normal, as is Heartland Community College, fully accredited two-year institution. Bloomington is home to Illinois Wesleyan University and the headquarters for State Farm and Country Financial.