The Manufactured Housing Forums

Just happened upon this 2000 Redman, 26x56 DW for sale. Seller bought it used in Oregon, and had it moved to N. California. I have not seen it in person yet. Seller states it is in good condition overall.It is a 3 bedroom, 2 bath + office. Carpet and vinyl throughout.( I assume worn) Central heat and AC,no kitchen appliances,Vaulted ceilings. six panel interior doors etc.
Sounds pretty "cookie-cutter" to me, but the seller says this is not a cheaply built home.He does not know the model# or model name. He says the title states the model as "unknown". He did give me the ID# off the title, but I have had no luck finding any info. with that.If anyone knows how to search this, I would appreciate any help.

I looked up the value based on mfg; fair condition,sq.footage,features, etc. and got a value of approximately $19,500.00. This is considerably less than the seller is asking.I used "fair" condition when estimating value, but I may have been conservative with that condition, but thought it to be a good starting point.
When I asked the seller of the condition over the phone, He said it was "pretty good" So, it may be better than fair.

So here's the best part, The MH is still wrapped for transport,on wheels, and ready to roll. It is located less than 10 miles from our property, so transport costs would be minimal.

I would probably keep looking if it were not so close to my property and ready to move.

So, anyone here willing to make a stab in the dark at what this thing may worth?
I just need a little perspective here. Not looking for an "internet appraisal"

Thanks, Mark

Mark -

You really need to go take a look at this home. There are many things that enhance or detract from the value of a home that can not be quantified.

The book value you obtained is an average price paid for that year make and model on dealer lots. These are done in a very abbreviated way online. Were you asked about the age of the appliances, the size of the tubs, the style of the kitchen sink, the last time the carpet was replaced, the optional features included from the factory or built in at later dates?

Trying to figure the value in the blind is not possible. You need to go look through and so you know what it is your negotiating for.

I would not be over concerned with the initial asking price. Many sellers will start with a higher price than they expect to sell for, knowing that once the have said a price they have no place to go but down. It sounds like the seller has a home he can not use and needs to get it sold during a buyers market. Look and offer.

The home is worthless to you on wheels. The price you will pay for the home is only one part of the total cost your going to need to cover.

What are the local installation requirements and the associated costs? Buying a home without a dealer involved can save money but it also puts the responsibility for dealing with the local building department and all the phases of installation, from site prep to utility hook-ups, squarely on your shoulders.

Contact your local building permit authority and find out the local requirements and inspection process for installing a pre-owned home. There may be concerns about a home that has been moved interstate.

For example..... I live in Florida. We can not place homes original built (next door) on Alabama in my county. They don't meet the wind construction requirements for a hurricane zone.

There are also building authorities that impose age and condition requirements on pre-owned manufactured homes. We can not move a home onto a vacant lot in our county before it has a used mobile home inspection. Be sure your bargaining for a home that you can use.

Interview several local licensed installers and get a full picture of ALL the expenses involved. You need this information to decide how much you can afford pay for that home.

Be sure you hire a local home inspector to do a full report on the home's condition before you finalize your purchase. Transporting any framed structure can bring on more problems than I can list. Without the factory warranty the expenses could be crushing.

The Institute for Building Technology and Safety can verify the following information on manufactured homes:

Label Number
Serial Number
Date of Manufacture
Name of the Manufacturer
Type of Home (single, double, triple, multisection)
Location of First Shipment

When you go to see the home check the red tags on the back end (opposite the hitch). The HUD inspection numbers on those tags will be all you need to get the info you want from them

There is not doubt that you can put together a desirable home at a great price, just do the homework.