Mobile home park investing has a cost segregation edge most real estate investors never see. On most manufactured housing communities the operator owns the land and the residents own their homes, so nearly the whole purchase price sits in roads, utility lines, pads, and site work instead of a 27.5 year building. Run an engineering-based cost segregation study on that and 40 to 80 percent of the purchase price can land in 15-year land improvements that qualify for 100% bonus depreciation in year one. David Wiener, Mr. Cash Flow, sits down with Leo Young, founder and managing partner of Cornell Communities, an operator of more than 500 pads across eight states, to walk through what a cost seg study finds on a park, what changed when the One Big Beautiful Bill Act made 100 percent bonus depreciation permanent, when to order the study, what the engineer needs on site, and a real acquisition where a $1.05 million park produced close to $800,000 in accelerated depreciation.
Built for the real estate investor who has passed on manufactured housing because it looked small next to an apartment complex, the passive investor weighing an operator's deal and the K-1 that comes with it, and the business owner or tax professional who wants to see exactly where the depreciation comes from on a land-heavy asset.
WHAT YOU WILL LEARN
Why mobile home parks beat apartment buildings on cost segregation: land improvements, not a 27.5 year structure
What a cost segregation study finds on a manufactured housing community: roads, utilities, pads, fencing, signage, and how park-owned homes push the number toward 80 percent
100% bonus depreciation under the One Big Beautiful Bill Act, and why the placed-in-service date controls, not the date of the study
When to commission the study, what to hand the engineer, and why septic tanks and buried water lines need an on-site walkthrough with your contact
How to vet an operator before you invest: why the jockey matters more than the horse, and the recourse and exit questions to ask
CHAPTERS
00:00 Why mobile home parks are the most underrated cost segregation asset in real estate
03:01 Mobile home park investing explained: what you own and what the residents own
05:59 The biggest misconception about mobile home parks: simple is not easy
07:29 Mobile home park vs apartment building: lenders, insurance, and turnover
09:44 What a cost segregation study finds on a mobile home park: 15-year land improvements
11:48 100% bonus depreciation, the One Big Beautiful Bill Act, and why placed in service controls
13:03 When to order a cost segregation study and what the engineer needs on site
16:07 Real deal: a $1.05 million mobile home park with close to $800,000 in accelerated depreciation
19:18 How to evaluate your first mobile home park deal: the operator matters more than the property
22:56 Your playbook: the one thing to remember and the first step to take this week
Nothing in this episode is tax advice for your situation. Your numbers are your numbers and they need a professional who knows them. Tax evasion is a crime, but tax avoidance is mandatory.
Your host: David Wiener, "Mr. Cash Flow"
https://davidhwiener.com
mailto:David.wiener@cashflowstrategies.us
770-224-8504x2
Schedule a conversation or free consultation at
https://calendly.com/david-wiener/initial-consultation
Subscribe to The Tax Strategy Playbook Podcast Channel:
https://www.youtube.com/@TaxStrategyPlaybookPodcast/?sub_confirmation=1
Get updates, special episodes and live streams, and free resources on the latest tax strategies:
https://www.taxstrategyplaybook.com/newsletter/
#CostSegregation #MobileHomeParkInvesting #BonusDepreciation #RealEstateInvesting #TaxStrategyPlaybook