building an addition... by adding a mobile home?

Question

first some background:

I'm buy a property with two duplex, one of them has structural damage and I am going to tear it down. I have grandfathered zoning to allow for be to maintain my 4 unit status be rebuilding. I've been finding that having two serrate duplexes on the same property complicates financing, so I'm considering putting an addition to the good duplex to make it a fourplex.

Can I put on an addition by laying down a foundation, rolling in a mobile home, and permanently installing it with perhaps a carport or deck connecting the two structures effectively "combining" them.

is this just crazy?

Account Closed · Answer

@Eric Mcginn, questions best asked to your local planning/zoning/building department. First things that come to mind though:

- Does the grandfathered status remain if the building is torn down (many times it does not; as well, grandfathered status is often lost if the property has been vacant for X period of time).

- Is there room to add to the existing good duplex and stay within the setbacks?

- Often, one must use at least a portion of the existing foundation to preserve allowable uses/avoidance of certain fees (i.e., impact).

As for adding a mobile home to an existing fixed structure, it's not someting I'd personally do.  As well, since you brought up the issue of finance, I'm not knowledgeabel enough to discuss the topic, but I wouldn't be surprised if the mobile home part complicates the financing aspect.  @Upen Patel, your thoughts on that topic?

Upen Patel · Answer

@Eric Mcginn

Account Closed covered the main aspects. Only your county can answer zoning questions.

With regards to financing, it also comes down to how the property is recorded in the county land records. If its recorded as a quad, then you are fine even if there are 2 units. Anything else would require significant investigation to figure out how to do the loan. Could come down to your only option being a residential portfolio lender.

Jim Adrian · Answer

You need to be consistent with structure type, aesthetics and everything else to simplify your decisions.  This will get the best bang for your buck.  This is especially true when it comes to your exit strategy.  At some point in time you will get rid of this property and it will kill your asking price and profit etc.

Most likely your zoning will not allow a mobile house trailer mixed with stick frame construction.  If there are HOA's to comply with; they won't allow it.

Architecturally speaking its not advisable to go with a mobile trailer home.  Installation and site access for these are another big issue.  You need semi truck and crane access.  I would bet you don't have this room on the site.  I have done 4 mobile trailers for work as the client was hell bent on using them.  Every time there was a problem, I got to the client "I told you so!"

Eric Mcginn · Answer

Its an R2 zone with basically no restrictions, code enforcement has said that a mobile is ok. From what I've seen, a crane is not needed to place a mobile home, they use a machine more like a big pallet jack on tracks. Access to my lot is plentiful, tons of wide paved drive way space.

I know that it would be more attractive to building a stone castle, but what I'm going for is cashflow.

I figure that if I spend $15k said and done all expenses included to get a mobile duplex on to-code concrete piers, I should be able to recoup that in a year and a half. Beyond that, rent goes straight to my pockets.

When its time to sell, because of its mobile nature, I should be able to remove the mobile home for a couple thousand dollars, and maybe even sell (flip) it for a profit.

Eric Mcginn · Answer

ok and what about putting in a seperate, free standing mobile home to rent out?

Also, can I convert a 2 ba 2 br mobile home into to two studio apartments? I am very handy and will try to salvage the breaker panels from the building I'm tearing down.

Don Meinke · Answer

two words come to mind.

"NO WAY"

Eric Mcginn · Answer

Lol I don't have a problem with white trash as long as it makes me money. Honestly though, with proper landscaping and aesthetics it could looks fine.

I have been in contact with code enforcement. I have a year to rebuild once I demo the old duplex. I don't need to keep any of the

The reasoning for making it attached would be for better comps, but maybe that won't be the case....

So I think I'll be putting in the mobile next to it, as a seperate building. At $5k for pier footings, $8k for a mobile delivered and another couple thousand to reconnect services, I'm looking at a $15k building ready to rent, that should pay for itself in a couple years rent wise...

Benjamin Timmins · Answer

LOL that screams white trash to me.

building an addition... by adding a mobile home?

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