The community includes 29 total mobile home lots situated on 5 acres in Noble, Oklahoma. This size strikes a balance between efficient management and meaningful scale, making it an ideal acquisition for both first-time mobile home park investors and experienced operators seeking an affordable entry point into the Oklahoma City metro market. The layout allows for straightforward oversight, with all infrastructure in place and city utilities already connected.
Priced at $650,000, Rose Rock Village offers an attractive basis of roughly $22,400 per lot. The property has already benefited from over $100,000 in capital improvements, including demolition of dilapidated units, extensive clean-up, tree work, plumbing repairs, and resolution of outstanding liens and taxes. This upfront investment ensures that a new owner is not inheriting deferred maintenance and can instead focus on stabilization, infill, and income growth.
The community is fully serviced by city utilities, including water provided by the Noble Water Department and sewer through Noble Public Works. Electricity is supplied by Oklahoma Electric Cooperative, natural gas by Oklahoma Natural Gas (ONG), and trash collection by Veteran Waste Solutions. Access to full city services reduces operational headaches, improves long-term reliability, and provides peace of mind for both tenants and ownership. These infrastructure advantages also enhance the marketability of vacant lots to prospective residents.
Of the 19 homes currently on-site, 11 are park-owned and provide consistent rental income, while 8 are tenant-owned and deliver stable lot rent. This ownership mix creates dependable cash flow while limiting exposure to turnover risk associated with a fully park-owned model. Several park-owned homes have already undergone improvements such as re-plumbing, new skirting, and general rehabilitation, giving new ownership an immediate revenue stream and a head start toward stabilization.
With 10 vacant lots available, the property offers a clear and compelling value-add opportunity. New ownership can choose to fill these lots with additional park-owned homes, market them to owner-occupants, or partner with local housing providers to accelerate absorption. Infill potential translates directly into scalable income growth, all without the cost or complexity of new infrastructure. Combined with the park’s strategic location just minutes from Norman and the University of Oklahoma, Rose Rock Village is positioned to capture strong tenant demand from both workforce housing and student-driven rental demand.
Capital Expenditures & Improvements
Over the last year, ownership has invested more than $100,000 into the property, addressing deferred maintenance and improving overall park conditions. This included demolition of dilapidated units, hauling off debris, repairing water systems, and significant cosmetic work to existing homes. The improvements have created a cleaner, safer community environment while positioning the park for long-term stabilization. By front-loading this capital, new ownership can step into a park that is ready for infill and ongoing management without the burden of major deferred items.
Clean-up efforts were extensive, with multiple truckloads of debris removed and six additional 40-yard dumpsters filled. Old porches were demolished, damaged structures cleared, and the grounds were improved to enhance curb appeal and tenant safety. These measures not only improved the aesthetics of the property but also made vacant lots more marketable for future infill. Investors can rely on these completed tasks to save both time and money during the lease-up phase.
Three major unit demolitions were completed, including the removal of a 5th wheel and two outdated trailers on Lots 10 and 19. These demolitions eliminated safety hazards and freed up valuable pads for future revenue generation. By clearing these older units, the park now has space for new homes or the opportunity to attract tenant-owned units, improving long-term stability. This proactive approach reduces risk for incoming ownership and accelerates the infill potential of the property.
In addition to physical improvements, ownership resolved all outstanding financial and legal obligations, including tax warrants, personal property taxes, court and title fees, mowing liens, and back utility balances. These actions not only cleared potential encumbrances but also demonstrated responsible stewardship of the asset. As a result, the City of Noble now views the park positively and has shown willingness to work collaboratively with ownership. This improved relationship with local authorities strengthens long-term operational stability and positions the community for smoother approvals and ongoing support.
Location Summary
Regional growth – Greater OKC is a 1.49M-person metro and has grown ~19% since 2010, adding ~233k residents—supporting steady housing demand across Cleveland County.
Proximity to demand drivers – Noble sits 6–7 miles (˜10–13 minutes) from Norman and the University of Oklahoma, giving access to a large renter and workforce base. OU’s Norman campus counted ~32,662 unduplicated students in Fall 2025 (up ~5.8% YoY).
Jobs nearby – The metro includes major employment anchors like Tinker Air Force Base (Oklahoma’s largest single-site employer, 25,000+ personnel) and Amazon facilities in the OKC area—broadening blue- and white-collar tenant demand.
Easy connectivity – Direct access via US-77 with a short link to SH-9 and I-35; typical Noble commute times average ~29 minutes, covering Norman, South OKC, and Tinker job nodes.
Local fundamentals – Noble posted population and income gains in 2023 (population ~7,337; median household income ~$85,452), while Cleveland County has expanded most years since 2010—favorable indicators for infill and rent stability.
