CRI Brokerage is pleased to present Boneville Estates is a 34-site manufactured housing community on approximately 27.74 acres at 1081 Davis Circle in Thomson, Georgia (McDuffie County), offered at $1,679,000 ($49,382/unit).

The property includes 33 park-owned homes (27 single-wide, 6 double-wide) and 1 tenant-owned home. Currently operating at 82% occupancy with 28 paying tenants and one unit under eviction, the community generates $127,306 in current NOI (7.59% cap rate) with a clear path to $158,730 in stabilized NOI (9.55% cap rate).

Five vacant units are in active remodel, presenting immediate lease-up upside with no redevelopment required. In-place rents range from $550 to $900/month, and Georgia's lack of rent control gives ownership full flexibility to mark rents to market at renewal or turnover.

Utility exposure is minimal — electric is individually metered and direct-billed through Jefferson Electric, and public water lots are tenant-billed. Landlord responsibility is limited to well water on Lots 1–18, septic, and trash collection.

Situated approximately 25 miles west of Augusta along the I-20 corridor, Boneville Estates draws from a deep and stable employment base anchored by Fort Eisenhower, the Augusta Health Sciences corridor, and the Savannah River Site — sustaining strong demand for affordable housing in the area.

This is a value-add opportunity with significant upside through occupancy stabilization, completion of the ongoing renovation program, and optimized rent management.

Strategically positioned along a primary corridor, the property benefits from proximity to local employers, retail centers, and essential services, supporting consistent tenant demand and long-term stability. Join our buyers list for first access to this upcoming opportunity, or contact our team today to learn more.