05/07/2026
Case Study – 52TEN’s Country Breeze
161 Spaces | Yuma, AZ | Mobile Home Park
Overview
Country Breeze was a direct-to-owner acquisition sourced through relationship-building with a California-based seller. The owner was highly motivated to close before year-end 2020 due to potential tax changes and a desire to redeploy capital back into California.
Ex*****on
At acquisition, the property was ~95% occupied but operationally undisciplined. Approximately 75% of rent was being collected in the third and fourth weeks of the month—an unsustainable pattern allowed by prior management. Systems were manual, rules weren't enforced, and the community lacked structure.
52TEN implemented a full operational reset: professional management systems, clear rules and regulations, updated leases, and modern software. Shifting rent timing without disrupting occupancy required a measured approach. At the same time, we addressed deferred upkeep, removing over a dozen 40-yard dumpsters of accumulated resident clutter, and completing infrastructure upgrades including roads, signage, water meters, and more.
Ex*****on required resetting expectations around payment behavior, accountability, and community standards—while working to maintain trust. Loan note defaults added complexity, resulting in home take-backs that required additional management focus.
Results
Through disciplined ex*****on, the property was transformed into the most desirable all-age community in Yuma. Revenue growth was driven by improved collections, utility bill-backs, home sales, and stronger operational consistency.
What was initially a stabilized but under-managed asset became a high-performing, in-demand community—driven by operational improvement rather than market timing.
Summary
Country Breeze demonstrates that even high-occupancy assets can present significant operational upside. By focusing on systems, culture, and resident relationships, 52TEN converted an inconsistent property into a stable, professionally managed community.
Lessons Learned
This investment reinforced that undoing 20 years of poor management and reshaping community culture takes significantly longer than expected. However, consistent enforcement of rules, combined with transparency and improved systems, ultimately earns resident respect.
Country Breeze highlights a core principle: long-term performance is driven by disciplined ex*****on at the property level—especially when it requires rebuilding standards from the ground up.
