Real Estate News & Commentary

Pop Quiz: “Guess the Mobile Home and Manufactured Home” Game

Expertise: Personal Development, Real Estate Investing Basics, Business Management, Mobile Homes, Real Estate News & Commentary, Landlording & Rental Properties, Mortgages & Creative Financing, Real Estate Marketing
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In today’s lesson you will become more comfortable and confident identifying and evaluating used mobile homes simply by the home’s physical appearance. It is important for you to be able to know what you are looking at even while driving by the mobile home quickly.
Here are Some Things to Consider:

1. Width of the Home

Mobile homes are made in sections. Singlewide mobile homes are one complete section with a width less than 18 feet wide (typically 12 feet to 14 feet wide). Doublewide mobile homes are comprised of 2 singlewide sections and in general are wider than 20 feet.

A common rule is that the narrower the mobile home is the older it may be. In today’s modern world we are accustomed to large spacious areas and great rooms. A mobile home less than 12 feet wide can typically be more difficult to resell then a home 12 feet or wider.

1950s Typically singlewide sections are 8′-10′ wide

1960s Typically singlewide sections are 8′-12′ wide

1970s Typically singlewide sections are 10′-12′ wide

1980s to Present Typically singlewide sections are 12′-18′ wide

2. Pitch of the Roof

A not-so-commonly known trick is that a singlwide mobile home with a pitched roof was built during the year 1982 and newer. Flat or curved roofs (or very very slightly pitched roofs) are typically built pre 1982. This rule is only for Singlewide mobile homes, almost all doublewide mobile homes have pitched roofs.

Do not be fooled by a “Roof-Over” roof. These are entire metal roofs that lay on top (or cover over) a mobile home’s existing roof to protect it – whether pitched, curved, or flat.

pitched roof mobile home

Only singlewide mobile homes shown above. Doublewides almost always have pitched roofs.

3. Siding on the Home

Take notice of the exterior of each mobile home. A mobile home’s exterior can tell you much about the age of the home? Is the exterior wood, vinyl, aluminum or other? Do the panels on the home run horizontal or vertical? Would you know the difference??

Aluminum siding

The panels of aluminum that make up the exterior of these homes runs vertical. These vertical metal sheets tend to rust, ding, and dent over time. Aluminum siding was most popular in the 1970s and 1980s.

Vinyl siding

The panels of vinyl that make up the exterior of these homes run horizontal. This is a much more modern look. Vinyl siding can come in many colors and textures. A quick face-lift for an older mobile home is to reside the aluminum with new vinyl siding. The cost to vinyl side a singlewide mobile home depends on the size however $2,500 is a rough estimate, including labor.


Wood, faux stone, logs are all examples of newer looking mobile home exteriors. However wood covered mobile homes have existed for at least 40 years. Wood panels run vertically and are prone to wood rot and termite damage.

4. Skirting on Home

The skirting on a mobile home not only adds or subtracts from the home’s overall appearance, it also is intended to allow air circulation underneath the home to prevent mildew and mold. The absence of complete skirting can lead to animals living under a home and animals chewing on a/c ducts, plus it just doesn’t look good. 🙁

Pop Quiz

Can you guess…

  1. Singlewide or Doublewide?
  2. Vinyl siding, Aluminum Siding, Wood Siding, Other??
  3. Year Built???
  4. Notice if skirting looks cheap or missing????

Hover over each picture to reveal the answer or see below.

doublewide - vinyl siding - 1986 singlewide - vinyl siding - 1967
singlewide - vinyl siding - 1988 singlewide - vinyl siding - 2005
singlewide - vinyl siding - 1983 - brick skirting Doublewide - vinyl siding - 1998
doublewide - vinyl siding - 2005 singlewide - aluminum siding - 1975
singlewide - aluminum siding - 1969 - brick skirting singlewide - vinyl siding - 1993
singlewide - aluminum siding - 1979 singlewide - aluminum siding - 1976 - No Skirting
singlewide - aluminum siding - 1972 - trellis as siding (looks cheap) doublewide - wood siding - 1989 - wood skirting

So how well did you do? Comment below with your thoughts, advice and other useful tips.

Love what you do daily,

John Fedro

P.s. I have the answers here if your browser is not supporting the “hover over” feature. From left to right and top to bottom (just like you were reading) the answers are:

  1. Doublewide – Vinyl Siding – 1986
  2. Singlewide – Vinyl Siding – 1967
  3. Singlewide – Vinyl Siding – 1988
  4. Singlewide – Vinyl Siding – 2005
  5. Singlewide – Vinyl Siding – 1983 – Brink Skirting – Roof has a “Roof-over”
  6. Doublewide – Vinyl Siding – 1998
  7. Doublewide – Vinyl Siding – 2005
  8. Singlewide – Aluminum Siding – 1975
  9. Singlewide – Aluminum Siding – 1969 – Brink Skirting – Roof has a “Roof-over”
  10. Singlewide – Vinyl Siding – 1993
  11. Singlewide – Aluminum Siding – 1979
  12. Singlewide – Aluminum Siding – 1976 – No Skirting (Looks Unattractive without skirting)
  13. Singlewide – Aluminum Siding – 1972 – Using Trellis as Skirting material (looks cheap)
  14. Doublewide – Wood Siding – 1989 – Wood skirting

Photo Credit: db Photography | Demi-Brooke

Investing since 2002, John started in real estate accidentally with a four-bedroom mobile home inside of a pre-existing mobile home park. Over the next 11 months, John added 10 more mobile homes to...
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    Replied almost 7 years ago
    Nice article John, many manufactured homes in this area, so nice to know.
    John Fedro
    Replied almost 7 years ago
    Hi Geoff, Thank you for commenting. I am glad that this posted provided you with value. Best, John Fedro
    kris patel
    Replied almost 7 years ago
    no appreciation or rental increase. I went for that, with 4.50% cash on cash, little low. I did because after 22 yrs, cash flow jumps to 35%!!!, property is free and clear. Walgreens pays same rent for 57 yrs!!! so, no increase, no appreciation,guaranteed!!!
    John Fedro
    Replied almost 7 years ago
    Hi Kris, I am not sure I understand your comment. However it sounds as if you’re excited and with Walgreens paying you the same rent for 57 years I must say that sounds like good income. All the best, John Fedro
    Jim Pratt
    Replied almost 7 years ago
    Nicely written. I use to specialize in rehabbing manufacture homes of all sizes and age for HUD, VA. mobile home companies. etc.. Their a lot easier to do than the average home remodel. Because banks will not loan on a use manufacture home, an investor with cash can make some really good deals. Such as buy them at 30 cents on the dollar and sell on a contract or cash at 60-75 cents on the dollar.
    John Fedro
    Replied almost 7 years ago
    Hi Jim, Excellent to hear. I love meeting more active mobile home investors. Great returns for sure. You are certainly correct about the easier to repair than SFR part. In most cases this is spot on. All the best, John Fedro
    Cuong Le
    Replied almost 7 years ago
    We don’t do manufactures home but learned a lot in this quick game. Every time I see one now, I’m going to think about this game. Thanks John.
    John Fedro
    Replied almost 7 years ago
    Hi Cuong, Thank you for commenting. I couldn’t help but smile reading your comment. Thanks for saying so and I am glad this post provided you with value. All the best, John Fedro
    Replied almost 7 years ago
    John, I am hopeful to purchase my first mobile home soon. Right now I am just collecting info and learning the in’s and out’s of this incredible hidden investment opportunity. I have my fears about my ability to resell for a profit but I am becoming more and more knowledgeable and confident each day as I read all of your articles on here and review your website. I cant thank you enough for your great informational blogs and contribution to the forum. Have you written any post about different finance options for mobile home purchasing? I have the ability to purchase with cash but would like to know how most of you do this? Is financing hard to come by when it will not be owner occupied? Any links to info on this topic would be awesome. Look forward to reading more of your articles in the future!! Robert
    John Fedro
    Replied almost 7 years ago
    Hi Robert, Thank you for the awesome kudos! I am so glad that my experiences have already provided you with some positive results. Please see my thoughts below in response to your original questions. My paragraphs will start with a “J” and yours start with an “R” to help differentiate the two for easier reading. R – I cant thank you enough for your great informational blogs and contribution to the forum. J – You are more than welcome. Congratulations on being so proactive to pull the trigger and make a better life for yourself to achieve your goals. R – Have you written any post about different finance options for mobile home purchasing? J – Yes, many plus videos. These are reserved for members of my mobile home formula training material. Very few financing articles are located on my blog site or here on Bp. With all that said if you email me personally I will be happy to answer any further questions in depth to give you added clarity. R – I have the ability to purchase with cash but would like to know how most of you do this? J – Cash is popular. Giving payments to a seller that is selling their primary residence mobile home is another popular method. A combination of these two. There are other methods but these are the most popular and the most realistic. R – Is financing hard to come by when it will not be owner occupied? J – With out a doubt yes. Whether on land or inside a park financing is difficult, and is based not only on the buyer’s ability to repay but the condition, age, location, etc of the home. R – Any links to info on this topic would be awesome. J – 21st mortgage is a good lender to call and inquire about financing for your new buyers. Also, local credit unions are more likely to finance a mh purchase than most banks, this is based only on experience of myself and those I have helped. R- Look forward to reading more of your articles in the future!! J- I will keep them coming. Thanks for commenting Robert. If anything I have said above brings up more follow up questions don’t hesitate to email or comment back. Talk soon, John Fedro
    Replied about 6 years ago
    I love the manf. home I purchased in rural North California, and I WISH mobile homes were a better option in San Diego, CA. The local city fathers are very hostile to Manf Homes (too inexpensive which cuts into the tax base). Land-owned park homes tend to be in the $200-300k range (and yes, for those in other parts of the country — three HUNDRED thousand dollars for an older manufactured home PLUS $600-$1000 space rent). Starting to look around to try to figure out which local parks aren’t the “worst of all worlds” (high initial purchase price PLUS high interest rates PLUS maintenance, PLUS uncontrolled rent increases PLUS HOA rules, PLUS “no renter” policies…).
    Replied about 6 years ago
    I am looking at property that according to taxes is a site built home. However, it is more the construction quality of a manufactured home…any suggestions on how to value the property? Thank you, Will