Opportunities  /  Tiny Home Communities Fund
Opportunity 01 · Featured Fund · LP 506(c)

Tiny Home
Communities Fund.

A Reg D 506(c) limited-partner fund acquiring distressed RV and mobile home parks across the southern U.S. and converting them into long-term tiny home communities — built from stackable 8×40 modular containers, deployed in days, not months.

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An affordable housing crisis meets distressed real estate.

America has thousands of underperforming RV and mobile home parks sitting on viable infrastructure — power, water, sewer, paved pads. Arcadora repurposes that infrastructure with budget-conscious modular homes, creating durable rental cashflow exactly where it's needed most.

We can deliver housing in days, not months — at a fraction of traditional construction cost — and place it precisely where the demand already exists.
8 × 40
Footprint per modular unit · 320 SF of livable space
30 Units
Target rolling inventory ready to deploy at all times
$750–1,250
Monthly rent range per unit, location-based
+50%
Targeted property value lift over hold period

A repeatable five-step value-add playbook.

Acquire, convert, stabilize, grow, exit. Each park follows the same disciplined path — built to be rinse-and-repeat across the southern U.S.

i.
Acquire distressed parks with existing infrastructure.
We source undervalued RV and mobile home parks where utilities, pads, and zoning are already in place — eliminating the largest risk and capex line of new development.
ii.
Repurpose for long-term tiny home community use.
Each pad is rebuilt and certified for our 8×40 modular units. Communities transition from short-term transient income to predictable long-term rental cashflow.
iii.
Deploy units, raise occupancy, raise rents.
Pre-built inventory is shipped from our Texas fabrication base and installed within days. Each unit drives $6–10K of new annual NOI per pad.
iv.
Compound value over a 3–5 year hold.
Stabilized cap rates and improved community quality drive a target 50%+ lift in property value across the hold period.
v.
Refinance via DSCR and return profit to LPs.
When the spread is right, we refinance to release capital — targeting 20%+ profit at refi while keeping the asset in the portfolio.

Budgetary living, engineered to repeat.

Each unit is built to the same spec with only minor on-site deviations. Not luxury ADUs — durable, livable, affordable homes that install fast and rent reliably.

BEDROOM 10' × 13' BATH KITCHEN LIVING 40' — 0"
Footprint8' × 40' · 320 SF
Layout1 BR · 1 BA · Kitchen · Living
ClimateMini-split heat & cool
InsulationClosed-cell spray foam
FlooringLuxury vinyl plank
Build cost~ $35,000 per unit
Pad cost$18,000 – $25,000
Value add$60K – $96K per unit

The economics of an average park.

Each location follows a similar capital structure. The profile below is typical for an Arcadora-converted park at full stabilization.

Containers Deployed
$1M
Modular unit cost per location
Land Value
$1–2M
Acquired park infrastructure
Value Add
$1–2M
Created through conversion
Avg ARV
~$5M
Stabilized post-conversion
Per-unit economics
Low
Mid
High
Cost per housing unit
$35,000
$35,000
$35,000
Cost per housing pad
$18,000
$21,500
$25,000
Monthly rent
$750
$1,000
$1,250
Value add per unit
$60,000
$78,000
$96,000

Ready to subscribe to this fund?

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founding table.

Tell us a bit about yourself and an Arcadora partner will reach out personally. We share full diligence materials with qualified investors only.

Real Returns
Backed by income-producing real estate.
Email info@arcadora.com
Reach By appointment — partners respond within 2 business days
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