A Stone Capital Investors Production

Reviving America’s forgotten trailer parks.

We buy run-down mobile home communities and rebuild them from the ground up: safe, affordable housing for the families who live there, and a park the neighborhood stops driving past. Watch the transformations, one episode at a time.

Watch the Series →Get a Free Park Evaluation
You guys took my 10-year plan and made it a 6-month plan.
Jerry J.Park Owner
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Communities
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Lots Transformed
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Communities Full Cycle

The Faces of the Operation

Two operators. Zero bullshit.

01Eric Busuttil

Eric Busuttil

Co-Founder · Stone Capital Investors

Eric's the one making sure the plan on paper actually happens on the ground. 22 years in real estate and finance, but what he's known for on-site is different. Getting a crew to move, getting residents to buy in instead of resist, holding a turnaround to a timeline when everything about the property says it should fall behind schedule.

  • 22 years finance
  • Ops & Logistics
  • Business Plan Execution
02Frank Rizzo

Frank Rizzo

Co-Founder · Stone Capital Investors

Frank's spent 23+ years buying property most people won't walk into. Over the last decade, mobile home parks have been the focus: the deals with no clean rent roll and no easy exit, the ones institutional buyers won't touch. 25+ communities later, across the Southeast and Sunbelt, the thesis hasn't changed: the discount is the distress, and somebody still has to show up and do the work nobody else will.

No script. What you see on camera is what happens on the deal.

  • 23+ yrs in real estate
  • MHP turnaround specialist
  • Acquisitions & ops

The Playbook

How a dying park becomes an asset.

01

Find the overlooked

We hunt parks institutional buyers won't touch: deferred maintenance, broken infrastructure, poor culture. We step into the blight with vision, strategy and a will to execute. Distress is the discount.

02

Underwrite the truth

Every lot walked, every utility checked, every rent roll verified in person. The deal has to work on today's numbers, not tomorrow's hopes.

03

Clean it up

Debris hauled. Roads paved. Lighting installed. Uninhabitable homes torn out, not patched over. Standards go up before a single rent number moves. The proof comes first, not the ask.

04

Rebuild the culture

A clean park with the same broken culture is still broken. Create a pathway to ownership to turn renters into owners with something to protect. Real, present on-site management enforces the standard every single day, not just at move-in. Infill fills what's empty. A community that's proud of itself is the asset. Occupancy is just the number that follows.

05

Hand it forward

Once the community runs itself, with real management, real standards and residents who own their homes, the park is stable enough to stand on its own.

From the Series

Walkthroughs. Rebuilds. Real numbers.

View Full Library →

Where We’ve Been

The towns on the map.

Every market the crew has worked in across the Southeast. The starred ones are the communities written up below.

GAGeorgia

  • Byron★
  • Douglas★
  • Moultrie★
  • Adel★
  • Americus
  • Valdosta

ALAlabama

  • Wetumpka★
  • Jacksonville
  • Troy
  • Mobile
  • Theodore

NCNorth Carolina

  • Jacksonville
  • Scotland County
  • Laurinburg
  • Hubert

SCSouth Carolina

  • Lexington County

+Your Town

Add your town or park next. Send us the address and we’ll take a look at what it would take.

The Track Record

The parks we’ve brought back.

Every one of these was a park somebody had written off. Here’s what we walked into, and what it looks like now: the story of the community, not a spreadsheet. For deal economics and return figures, visit StoneCapitalInv.com.

Grove Estates

Byron, Georgia · 89 Lots

26 → 89 Occupied

Value Created$2.6M

$2.6M built from a $425K foreclosure.

The ChallengeGrove Estates came to us out of foreclosure with just 26 residents, ruined roads, and most of the homes still sitting in the former owner's name.The OutcomeWe negotiated with the city and the former owner to take possession of the abandoned homes, then did the real work. Residents moved from renting into owning, roads and infrastructure rebuilt, nearly every vacant lot filled. A foreclosure nobody wanted became a $2.6 million community.

Wetumpka

Wetumpka, AL · 92 Lots

92 Lots Rebuilt

Value Created~$2.1M

~$2.1M built into a mismanaged, unsafe community.

A mismanaged park where residents paid far below market and the property had been left to fend for itself. We paved the roads, installed lighting, moved out the residents making it unlivable for everyone else, and brought in new homes and new families. A functioning community built from the ground up.

Grove Park

Douglas, GA · 98 Lots

96 Homes Resident-Owned

Value Created~$1.6M

~$1.6M built into a park with no standards.

96 tenant-owned homes paying rent 60% below market, no standards to speak of. We cleaned it up, brought rents to market, and gave 96 families a park that was actually maintained, run at a 70% net operating margin under our ownership.

Regency Village

Moultrie, GA · 98 Lots

Unfinanceable → 100% Owned

~$1.15M built into an unfinanceable park.

Seasonal farm-worker turnover and records so poor no lender would touch it. We transitioned it into a fully resident-owned community, every family in their own home, and readied 35 vacant lots for new neighbors.

Sunshine Acres

Adel, GA · 85 Lots

34% → 88.6% Occupancy

$1.2M purchase now appraised at $3.25M.

Chronically empty and badly run when we found it. Rent roll was approximately $9,000 a month at acquisition with occupancy stuck at 34%. We hauled out the debris, removed the homes nobody could safely live in, rehabbed what we kept, and transitioned it to resident ownership. Rent roll today: nearly $33,000 a month, occupancy at 88.6%. A property we bought for $1.2M just appraised at $3.25M.

How to Get Involved

Three ways to work with us.

01 / KEEP IT

For Park Owners

You own the park and you're not looking to sell it. You're looking to unlock what's trapped in it. Maybe the turnaround is taking longer than it should. Maybe you want the investors out. Use us as a resource, not a buyer.

  • Keep ownership, selling isn't the goal
  • Unlock the value already in the park
  • A path to buying your investors out
  • Help when a turnaround is running long
02 / SELL

For Park Sellers

Ready to hand your park to someone who'll actually take care of it? We buy directly, with no broker fees, a fast close, and we treat your residents right.

  • 50–150 lot parks nationwide
  • All-cash offers
  • Close in 30–60 days
  • Resident-first transitions
03 / SPONSOR

For Sponsors

Get your brand in front of a fast-growing audience of park owners, contractors, real estate operators, and housing professionals.

  • YouTube series integrations
  • On-site product placement
  • Co-branded content opportunities
  • Newsletter & social sponsorships

Get In Touch

Let’s talk.

Whether you’re keeping your park and want help unlocking it, you’re ready to sell, or you want to partner with the show, pick a lane on the form and we’ll get back to you within 48 hours.

General Inquiriescontact@trailerparkturnaround.com
Phone(718) 447-8100

We’re not here to buy it. Send it over and we’ll give you a straight read on what it would take. Free, no obligation.

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