About Pad Count

Pad Count is a free valuation worksheet and loan sizer for people who buy, own or refinance mobile home parks. It does two things a search result can’t: it values your park from your own rent roll, and it runs the park through each lender’s actual rules so you can see which loans are open to you before you call anyone.

It is operated by Janover Capital LLC, a commercial mortgage brokerage. That is how the site pays for itself: when you send a park to the desk from the financing page or from one of the tools, a person at the desk replies, and if you go ahead, we take it to lenders and may be paid if a loan closes, on terms agreed in writing first. The tools work the same whether you send anything or not.

Where the rules come from

Every program limit on the site comes from the program’s own documents: the Fannie Mae and Freddie Mac MHC term sheets and Guides, HUD Mortgagee Letter 2024-11, SBA’s SOP 50 10 8.1 and the Code of Federal Regulations. Treasury yields come from the U.S. Treasury’s daily par yield curve, and home prices from the Census Bureau’s Manufactured Housing Survey. The sources and method page lists each one with its date and says how often we check it.

Where a lender type doesn’t publish terms (banks, credit unions, CMBS lenders, sellers), the site says so and lets you enter the terms you were given. It doesn’t make up a “typical” rate or cap rate.

Not affiliated with any agency

Pad Count and Janover Capital LLC are not part of, or endorsed by, HUD, FHA, SBA, Fannie Mae or Freddie Mac. We name them because their rules decide which park loans are possible.

Corrections

If a rule here is out of date, write to hello@mobilehomepark.loan with the document you’re looking at. We check it against the source and fix the page.