Bates City MHP & RV Park 2201 Outer Rd

This unique opportunity in the Kansas City, MO metro area offers a diverse property that includes a mobile home park, RV park, motel (monthly), and cabin studios—all on one site! Located just 30 minutes east of Kansas City, this property sits directly on I-70, making it a high-traffic location. The new Love's Travel Truck Stop across the road, with 35,500 vehicles passing by daily in 2023, highlights the area's strong traffic flow.
The property spans 19.23 acres and is not located in a flood zone. It is zoned for "multi-family" use, offering potential for various development opportunities.
In regards to seller financing, the owners responded with "possible with the right package".
The property includes a mobile home park with 28 pads. Of these, 21 are park-owned homes (POH), 1 is a tenant-owned home (TOH), and 6 pads are vacant, which could potentially be converted into either mobile home or RV sites. The TOH currently pays $525 per month, while the POH's average $790 per month in rent.
The park is on public water (county), with a third-party provider managing the wastewater treatment facility. The property is currently paying $6,500/month to the neighboring MHP (Swan Lake Estates) for right to pump waste into their treatment facility. A 3rd party is purchasing the treatment facility and will be assuming the contract in place with Bates City MHP/RV park. Bates City is contractually obligated to the $6,500/month until March 31st, 2025.
The park covers all utilities, including electricity, water, sewer, gas, and garbage services for the entire property. The underground pipes are PVC, and the electrical pedestals vary by site. The road through the park is gravel and is considered to be in "fair" condition; the park maintains the road and mows the entire property.
The park has a "file full of titles" but cannot guarantee that they have the titles for all trailers. Any trailers without titles will be transferred via a bill of sale. Seller believes that most of the trailers are 14' x 67'.
According to Reonomy records, the park was built in 1975. There are potential management candidates who live on-site, though the current manager will not be continuing in the role. The park also employs a maintenance man for general labor tasks.
Some tenants are currently behind on rent payments. The park uses monthly leases, and tenants can pay their rent in the office, which is open on Fridays, or via a drop box. The park currently accepts payments in cash or money orders only.
The RV portion of the property features 23 full-service sites (five more are being completed), offering water, sewer, and electric connections. Out of the 23 sites: 3 sites have 50 amp and 20 amp, 1 site has 30 amp and 20 amp, and 19 sites have 30 amp, 50 amp, and 20 amp. The park is currently expanding, with five additional overnight sites nearly completed, all of which will also include 50-amp service. While the park does not have a bathhouse or a store, it does include living quarters for a manager, located adjacent to the current park office, which could use some TLC. The roads are gravel and considered to be in "fair" condition. The park is connected to public water, with sewer services provided by a third-party provider. The underground pipes throughout the property are made of PVC.
Over the past several years, the park has seen many improvements, including the installation of new power wire and subpanel for sites 6-10, new power wires and pedestals for sites 17, 20, 21, 22, 30, and 31, as well as new wiring for site 9. The construction of the five overnight sites is also nearly complete.
If the current owners were to continue operating the park, they would focus on further enhancements, such as building a shower house, stocking RV supplies for sale in the office, and providing an ATM on-site.
When asked what they want potential buyers to know about their park, the owners shared, "Our RV tenants aren't much fuss—generally enjoyable to deal with. It's an efficient means of income and has a lot of potential for growth."
In describing how their park differs from others, they said, "Our rates remain consistent throughout the year; we don't hike them seasonally like other local parks. We're close to the highway but maintain a country feel. Tenants often tell us they prefer staying here because they don't want to live in the city."
Regarding local amenities that benefit the park, the owners mentioned, "We offer a 24-hour laundromat. We're across the street from Love's Truck Stop, and nearby, there's Bates City BBQ, an antique mall, and a dog groomer."
As for the typical guest profile, they described, "On average, our guests are retired on a fixed income, working on a local job site, saving to purchase a home, or simply seeking a more affordable way to live."
Rates were last raised in 2022 and remain very competitive compared to other local parks. Additionally, there is room to expand the park further.
The motel portion of the property includes 20 studio units, primarily occupied by monthly renters. The motel currently maintains a strong occupancy rate of 95%, with rent ranging from $440 to $680 per month. A new roof was installed on the motel in 2021, and the motel office and lobby were renovated in 2022. The motel is 24' x 242' (5808 square feet). The rooms (minus one unit) are 22' x 11' and the vast majority include a kitchenette in the unit.
The property also includes three cabin buildings containing a total of 12 studio units, currently at 83% occupancy (10 out of 12 units). These cabin units rent for $640 to $700 per month. Additionally, the property features two condos, with rental rates ranging from $1,000 to $1,100 per month.
The property includes a 24-hour laundromat that currently generates an average income of $1,500 per month. Recently upgraded, the laundromat now features three top-load washers, two double-stack 30 lb dryers, and one single 55 lb dryer. The space was also recently textured and painted. For added convenience, the laundromat is equipped with a change machine and vending machines for tenants.
Bates City is located:
30 miles east of Kansas City, MO
45 miles east of Overland Park, KS
55 miles east of Olathe, KS
80 miles west of Columbia, MO
95 miles east of Topeka, KS
95 miles SE of St. Joseph, MO
160 miles north of Springfield, MO
210 miles west of St. Louis, MO
The Kansas City metropolitan area is a bi-state metropolitan area anchored by Kansas City, Missouri. Its 14 counties straddle the border between the U.S. states of Missouri (9 counties) and Kansas (5 counties). With 8,472 square miles and a population of more than 2.2 million people, it is the second-largest metropolitan area centered in Missouri (after Greater St. Louis) and is the largest metropolitan area in Kansas.