Florence SC 3-Park Portfolio
2635 East Palmetto Street, Florence, SC 29506
Get directions
Investment summary
Communities3 within a 15-mile radius
Total Lots192
Tenant-Owned Homes131 (75% of occupied lots)
Occupancy91%
Average Lot Rent$395
Executive summary
BWE is pleased to present a rare opportunity to acquire a 192-lot, three-community manufactured housing portfolio in Florence and Darlington, South Carolina. The portfolio offers 91% occupancy, immediate cash flow, below-market lot rents with a clear path to rent growth, and an infill pipeline. All three communities sit within approximately 15 miles of one another, so a single management team can oversee the entire portfolio with shared vendors, centralized operations and lower overhead. The portfolio is located in a growing regional hub for healthcare and commerce at the crossroads of I-95 and I-20.
Country Squire: 2645 East Palmetto Street, Florence, SC 29506 | 63 lots | $447 average lot rent
Darlington Estates: 100 Les Drive, Darlington, SC 29532 | 109 lots | $363 average lot rent
Darlington Lide Springs: 1337 Lide Springs Road, Florence, SC 29540 | 20 lots | $403 average lot rent
Photo gallery
Investment highlights
Stable In-Place Income | 3 Communities | Florence & Darlington, SC
192 lots across three communities at 91% occupancy. Tenant-owned homes make up 75% of occupied lots, so most revenue comes from residents who own their homes — supporting low turnover, limited home maintenance exposure, and durable cash flow from day one.
Significant NOI Growth via Below-Market Lot Rents
In-place lot rents average $395/month, with the Darlington communities ($363 and $403) trailing Country Squire ($447) by ~$84/month and ~$44/month. Proforma rents reach $506 by Year 3, growing Capitalized NOI roughly 46% — from $567,253 to approximately $831K.
Infill & RTO Upside | Infill Potential & Home Ownership Conversion
14 vacant pads, 2 vacant POHs, and 1 park office provide a clear path to near-full occupancy — from 175 occupied lots today to 191 by Year 3 in the proforma. 32 RTO homes continue converting to tenant ownership, strengthening the TOH base.
Tight Geographic Cluster | All 3 Communities within ~15 Miles
All three parks sit within approximately 15 miles of one another in neighboring Florence and Darlington, allowing a single management team to run the portfolio with shared vendors, centralized operations and lower overhead. I‑95 and I‑20 provide strong regional access.
Proven Affordable Housing Demand | Regional Hub for Healthcare & Commerce
Florence is the commercial and medical hub of the Pee Dee region, anchored by McLeod Regional and Carolinas Hospital System, with a metro population of 201,727 (2026 est.). With the average 2-bedroom apartment in the Florence MSA renting for $1,232/month and a median home price of $206,110, manufactured housing lots at ~$395/month — under 8% of the area’s median household income — remain one of the most attainable housing options for working families in the market.
Exclusively listed by
Parker Kelly
VP, Manufactured Housing, Investment Sales
Tanner Westerheid
VP, Manufactured Housing, Investment Sales
Matt Skinner
VP, Manufactured Housing, Investment Sales
Chris Harrie
VP, Manufactured Housing, Investment Sales
Nick Ferando
VP, Manufactured Housing, Investment Sales