Renovating a "modular home"

[Jaren Taylor]

I am looking at this property to BRRRR, and is listed on sites as a modular home and other sites as a mobile home. After talking with some agents it turns out that 1/3 of the home was made off site. And the other 2/3 were made on site. So that is why it is being called a mobile/ modular home. Its bringing the value down tremendously, and I was wondering if there are any tips you guys got on turning this property back into a regular ranch or SFH, like the rest of the homes in that neighborhood. Thank you in advance!

[Will Fraser]

Hi @Jaren Taylor, welcome to the Biggerpockets forums!

 There IS a difference between a mobile home and a modular home.  I'm not an expert in either of these fields, but what I think is a good illustration of the differences is this:  mobile homes are built and sold as a mobile home (complete with certification of the home from the manufacturer and a date of manufacture). Modular homes are functionally "kit homes" that a portion of the home (or of the structural elements) are built at a factory and shipped to the site, while the remaining parts of the home need to be "stick built."

There is a LOT of misinformation in the market surrounding this.  I'd venture to guess that any of the modern homes that are modular would sell or appraise alongside "stick built" homes.  Does that sound right, @Lee Ripma?