# Pad Count

> Value a mobile home park on its lot rent, see which loan programs it fits and why, and send the deal to a commercial mortgage desk.

Pad Count is published by Janover Capital LLC. Contact: desk@janover.co.

MCP server for AI assistants (loan sizer, lot-rent valuation, program rules, new-home prices; free, read-only): https://mobilehomepark.loan/mcp. Setup: https://mobilehomepark.loan/developers/.

## Pages
- [Count the pads. Then find the loan that fits them.](https://mobilehomepark.loan/): Value a mobile home park on its lot rent, see which loans it fits (Fannie Mae, Freddie Mac, HUD, bank, seller) and why. SBA isn't one of them.
- [About Pad Count](https://mobilehomepark.loan/about/): Who runs Pad Count, where its program rules and rate data come from, how they are kept current, and how the site pays for itself.
- [Contact Pad Count](https://mobilehomepark.loan/contact/): Send Pad Count a question or request. We read every message and reply by email.
- [Mobile home park loan sizer for AI assistants: MCP server](https://mobilehomepark.loan/developers/): Free MCP server that runs the mobile home park loan sizer and lot-rent worksheet for Claude, ChatGPT and other AI assistants, with agency rules and sources.
- [Disclosures](https://mobilehomepark.loan/disclosures/): What Pad Count is and isn't: a commercial loan broker's tool, not a lender, not a government agency, and not an appraisal or a rate quote.
- [Mobile home park financing: send your park to the desk](https://mobilehomepark.loan/financing/): Buying or refinancing a mobile home park? Send pads, occupancy, lot rent and the loan you want to the Janover Capital desk; a person reads it and replies.
- [Mobile home park financing guides](https://mobilehomepark.loan/guides/): Short answers to the questions park buyers ask lenders: SBA eligibility, agency rules, park-owned homes, lot-rent value, seller notes, tenant protections.
- [Mobile home park loan calculator: which programs fit your park](https://mobilehomepark.loan/loan-sizer/): Size a loan on your park under Fannie Mae MHC, Freddie Mac MHC, HUD 223(f) and your own lender terms, and see why a program says no.
- [Sources and method](https://mobilehomepark.loan/method/): Every source behind the park valuation worksheet and loan sizer, the date of each, how the math works, and why the site has no park directory.
- [Mobile home park valuation calculator: value a park on lot rent](https://mobilehomepark.loan/park-value/): Enter pads, occupancy, lot rent, park-owned homes and expenses. See NOI, value across your cap rate range, and how a lender will see it.
- [Privacy policy](https://mobilehomepark.loan/privacy/): What Pad Count collects when you visit or contact us, why, who it is shared with, and how to reach us about it.
- [Mobile home park loans compared: agency, HUD, CMBS, bank, seller](https://mobilehomepark.loan/programs/): Every way to finance a mobile home park, side by side: LTV, coverage, size minimums and park-owned home caps, each from the source. SBA is not one.
- [Terms of use](https://mobilehomepark.loan/terms/): The terms that apply when you use Pad Count, including what the information here is and is not.

## Guides
- [Fannie Mae vs Freddie Mac mobile home park loans](https://mobilehomepark.loan/guides/fannie-mae-vs-freddie-mac-mhc-loans/): Both agencies lend up to 80% at 1.25x on parks. Size floors, park-owned home caps and sponsor rules are where they split. Side by side, with a worked example.
- [How to buy a mobile home park](https://mobilehomepark.loan/guides/how-to-buy-a-mobile-home-park/): Work out which loan a park qualifies for before you offer on it. The seven things a lender checks, in the order we'd check them.
- [HUD 223(f) for manufactured home communities](https://mobilehomepark.loan/guides/hud-223f-manufactured-home-communities/): HUD's MHC Program lends 90% at 1.11x on parks, but only to resident-owned, nonprofit, public, CDFI and Tribal buyers. Who qualifies, terms, an example.
- [How lenders treat park-owned homes](https://mobilehomepark.loan/guides/park-owned-homes-and-lenders/): Lenders count rent from homes the park owns, up to a cap: 25% of homes at Freddie Mac, 35% at Fannie Mae. How the share is measured and how to fix it.
- [Can you get an SBA loan for a mobile home park?](https://mobilehomepark.loan/guides/sba-loans-mobile-home-parks/): SBA 7(a) and 504 loans can't finance a mobile home park. The SOP says so by name. What the rule says, why RV parks differ, and what to use instead.
- [Seller financing a mobile home park](https://mobilehomepark.loan/guides/seller-financing-a-mobile-home-park/): A seller note can close the gap on a park purchase, but the first lender has to allow it and the park must cover both payments. A worked example, and the rules.
- [Tenant site lease protections on agency park loans](https://mobilehomepark.loan/guides/tenant-site-lease-protections/): Agency park loans require 8 resident protections, including 60 days' notice of a sale or closure. The list, where Fannie and Freddie differ, and the cost.
- [How to value a mobile home park on lot rent](https://mobilehomepark.loan/guides/value-a-mobile-home-park-on-lot-rent/): A park's value is its NOI divided by a cap rate, and NOI starts with lot rent. A worked 80-pad example, the lender adjustments, and where sellers inflate it.