Explore how pad rent, cap rates, and infrastructure costs shape the value of rural land developed as a manufactured home community in Ontario's cottage country corridor.
192
Lots modelled
10,000
Sq ft / pad
~70 ac
Site area
Muskoka
Region, Ontario
Scenario
Revenue assumptions
Pad rent / monthper leased lot
$600
Number of lotsmax 192 per plan
192
Stabilised occupancypost lease-up
92%
Operating expense ratio% of effective gross income
35%
Valuation
Cap ratestabilised going-in
8.0%
Development costs
Site servicing / padroads, grading, drainage
$18k
Water systemcommunal well + distribution
$1.0M
Sewage treatmentkey rural cost variable
$1.6M
Electrical + utilities / padservice connection per lot
$6k
Soft costs + carrypermits, legal, financing
$1.7M
Developer profit margin% of total dev cost
17%
Key metrics
Value waterfall — stabilised asset to residual land
Residual land value to operator
—
At these inputs, total development cost plus required developer profit exceeds the stabilised asset value. No positive residual land value exists for an arm's-length operator — consider higher rents, lower infrastructure costs, or a tighter cap rate.
Sensitivity — residual land value ($M)
Pad rent (rows) × cap rate (columns) · all other inputs held at current values
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This model is calibrated to a parcel in the Huntsville corridor. Our full feasibility package includes a detailed physical site analysis, infrastructure cost breakdown, zoning risk assessment, land-use bubble diagram, and budget-ready pro forma.
