Maple Ridge MHP is an all age community located just south of Wright City, MO. The property features 60 pads, with 60 homes currently on site. Of the 60 homes, 37 are park owned homes and 23 are tenant owned homes. Park owned home rents above lot rent currently average $662 per month, and lot rents average $300 per month.
New ownership could raise lot rents to market over time, while selling off park owned homes on contract or outright in order to lower operating costs. Past outright sale prices have ranged from $26,500 (cash) and $49,000 through bank financing. This offers new ownership to recoup a significant amount of capital in the short term if they wish, or sell the homes on contract and enjoy long term income while lowering operating costs.
Currently there are two vacant park owned homes that are being made rent ready. Each pad averages 7,732 square feet (.18 acres), offering ample space for tenants.
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Utilities and Infrastructure
Maple Ridge is served by a well system and septic treatment plant. Both the well system and the treatment plant are in good working order. The park roads are asphalt and were recently repaved.
The water and sewer lines are PVC (4" and 8" respectively)..
Well Specifics: The well system is a deep water well, with a chlorine injection system and reservoir with two cistern pumps. The deep well pump was replaced in 2023, and the cistern pumps were replaced in 2023 and 2025. Well readings are currently handled by a tenant on site, with monthly reports being completed by the owner,but could be completed by the septic operator for new ownership.
Treatment Plant Specifics: The treatment plant is a located on the NW corner of the property. The system is a 5 cell system with two alternating 5 hp pumps. The septic system is currently managed by a third party wastewater operator that would continue service for a new owner. See deal room for system permits
Utility Providers
Current ownership provides water and sewer service through the well and septic systems, and pays for dumpster service for the park. All other u
tilities are paid by the tenants directly.
Park Owned Homes
There are 37 Park owned homes included in the sale. Average park owned home rents are $540 above lot rent.
Current ownership has meticulously maintained the park owned homes, eliminating capital expenditures needed in the short term for new ownership.
New ownership could sell the park owned homes on contract to lower operating costs while still enjoying higher income, or could sell the homes outright in order to recoup a significant amount of capital. Current ownership has sold two homes recently in the park, one for $26,500 cash, and another for $49,000 through bank financing.
Park owned homes range in age from the mid 1980s to 2017, with the average home being a mid to late 90s model. The majority of the homes are 3 bed, 2 bath models and average 1,000-1,200 square feet.
See Deal Room for Year/Make/Model Breakdowns
Lease Strucutes
All tenants sign a one year lease at move in, after the expiration of the lease tenants move to a month to month lease. See deal room for current lease form.
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Financial Analysis
The Financial Analysis shows seller's actuals from 2025, with lot rents being raised to $350 in year two, and a three percent raise per year thereafter. No adjustments were made for park owned home rent increases, possible RTO sales, or outright sales, allowing further upside for a new owner dependant on their investment strategy. Vacancy rates were based on historic vacancy rates for the property of roughly 5% per year.
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Additional Information
The subject property has 8 mini storage units that are not being utilized by current management. Market rates for the units average $50-$65 per month offering an estimated $5,520 per year for a new owner wishing to utilize the storage units.
There is a stick built cabin 222 sq. ft. cabin on site built in 1980 that was given no additional consideration.
There is a 32x20 metal storage building with a partial concrete floor. The building has electric and a half bath and is currently used as park maintenance storage.
The park pool is not currently in use.
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Wright City, MO
Wright City is located 50 miles west of downtown St. Louis and is within the St. Louis MSA. The town has a resident population of roughly 5,000 people. Wright City is located just 10 miles west of Wentzville, MO which has a population of 50,000 residents. Wentzville is a local industry hub with employers including: GM, E-Trailer, Walmart, and a rapidly growing Health and Retail employment center.
Local Employers
Major employers within the area include Warren County School District, American Heartland Packing, and Walmart.
Heartland Packing opened a new packing facility in 2025 and is scheduled to employ over 5,000 employees in the area. This development has caused a large increase in the demand for affordable housing in the area and will continue to do so as the plant becomes fully built out.
