4 Park NY Mobile Home Park Portfolio

Exceptional mixed-use investment opportunity on 5.08 acres in the Village of Mount Morris, offering multiple established income streams with meaningful long-term upside. The property includes 21 occupied mobile-home pads, 30 self-storage units, a mixed-use commercial/residential building with a daycare on the first floor and two apartments above, plus a separate 3-bedroom, 1.5-bath residence. Pro forma gross annual income is approximately $178,000, including a $1,500/month owner leaseback of the residence upon closing. Existing rents remain generally below market across the mobile-home pads, apartments and self-storage units. This creates long-term income-growth potential through lawful lot-rent increases, apartment and storage rent adjustments, and other operational improvements. Mobile-home lot-rent increases are subject to applicable New York manufactured-home-park regulations, including statutory limitations on annual increases. The property is operationally efficient. Mobile-home residents own their homes and are responsible for maintaining their individual lots and driveways, including lawn care and snow removal. Utilities are largely tenant-paid or separately serviced, while the self-storage component requires minimal utility expense. Common-area lighting is LED-based. The main commercial building is currently occupied by a daycare on the first floor, with two residential apartments above. The building was originally constructed as a laundromat and retains substantial plumbing, drainage and electrical infrastructure, providing future flexibility should the space ever be repurposed. A potential 22nd mobile-home pad is currently used as a grassy play area for the daycare. Water and electric service remain in place, offering possible future income potential subject to applicable approvals and requirements. No income from this potential pad is included in the current pro forma. The property has been owned and operated by the same ownership for decades and has been consistently maintained with limited deferred maintenance. Updated underwriting includes a 6% third-party property-management allowance, in addition to normalized allowances for common-area maintenance, snow removal, mowing and repairs. Extensive records are available, including leases, payment histories, security-deposit records, operating statements, tax returns, surveys/plans and environmental documentation. A prior Phase I Environmental Site Assessment completed in 2000 identified no material environmental concerns at that time; the report is available for review. This is a rare opportunity to acquire a well-documented, diversified income property with strong occupancy, public utilities, limited landlord maintenance burden and multiple avenues for long-term income growth. Detailed financial and due-diligence materials are available to qualified purchasers following execution of an NDA and receipt of satisfactory proof of funds or commercial financing capability. One more thing: if Crexi still shows the old 7.52% cap rate, I would change that. Our latest management-adjusted underwriting no longer supports 7.52%. The stabilized analysis with the 6% management allowance is approximately 7.07%, while underwriting strictly against the rounded $178K public pro forma is closer to 6.88%. I would not leave 7.52% up there.

Mobile Home Park | 10.80% CAP

***Financials corrected on 03-10-2025*** Amity Estates MHC is a two-park manufactured housing portfolio located in Belmont and Angelica, NY (Allegany County). Situated just six miles apart, these turnkey, income-producing communities offer a combined 34 pads, with 30 currently occupied, presenting an immediate cash-flow opportunity. Both parks feature on-site management and maintenance personnel, ensuring smooth day-to-day operations. Angelica, NY MHC 145-165 East Main Street, Angelica, NY 14709 • Built 1968 • 3.2 Acres • 13 Pads (all occupied) accommodating 14x70 trailers • 10 POH ($750/month average), 3 TOH ($450/month average) • Recent Rent Increase: 2024 • Utilities: City water (back billed), private septic, tenants pay individual gas & electric • Infrastructure: PVC water lines, 100-amp pedestals, metered utilities • Roads: Gravel (fair condition, maintained by park) • Tenant Responsibilities: Lawn care; manager handles snow removal • Leases: Annual leases; rent collection via direct deposit, Section 8, DSS Recent Improvements: • Four POH renovated • New septic tank (2023) • Skirting/flooring updated on most trailers • Gravel added to roads Future Value-Add Potential: Continued road improvements, power washing & painting POH, and one additional trailer renovation. Belmont, NY MHC 5425 Trianna St, Belmont, NY 14813 • Built in 1970 • 6.4 acres • 21 Pads (17 Occupied) accommodating 14x70 trailers • 16 POH (14 occupied, $600/mo avg.), 1 TOH ($650/mo avg.) • Last Rent Increase: 2022 • Utilities: City water, private septic, tenants pay direct gas/electric • Infrastructure: PVC water lines, 100-amp pedestals, metered utilities • Roads: Gravel (fair condition, maintained by park) • Tenant Responsibilities: Lawn care; manager handles snow removal • Leases: No formal leases; rent collection via direct deposit, Section 8, DSS Recent Improvements: • Four POH renovated • Two brand-new septic tanks ($20,000 investment) • New gravel throughout park (2023) • New furnaces, stoves, and ovens in POH • Eviction of two non-paying tenants Future Value-Add Potential: Additional tree removal at front of park, continued road maintenance. Amity Estates MHC (Investment Highlights) • Immediate Cash Flow – 30 occupied units across both parks • Value-Add Potential – Room for rent increases and continued infrastructure upgrades • Established Operations – On-site management & maintenance in place • Tenant-Paid Utilities – Tenants cover electric, gas, and water (Belmont); water back billed in Angelica • No Major Infrastructure Additions Needed – All vacant pads are ready for infill. Amity Estates MHC presents a rare opportunity to acquire two stabilized parks in a growing rental market. With established cash flow, operational efficiencies, and future upside potential, this portfolio is ideal for both experienced investors and those looking to expand their MHC holdings. Jennifer Stein is the Listing Broker for this listing and is licensed in the State of NY under LIC#10351218792. Jonathan Fisher is an out-of-state cooperating broker who is licensed in the State of Illinois under Lic#471.020503. Location Belmont is centrally positioned in Allegany County, offering easy access to major routes such as State Route 19 and Interstate 86, which connect to larger cities like Buffalo, Rochester, and Erie, PA. Here are some of the largest employers in the county: • Alfred State College – A public college offering a range of associate and bachelor's degree programs. • Alfred University – A private university known for its programs in engineering, art, and business. • Allegany County Government – The county's administrative body, providing various public services. • Ljungström ARVOS Group – Located in Wellsville, this company specializes in designing and manufacturing heat exchangers for industrial applications. • Allegany Arc – An organization offering services and support to individuals with developmental disabilities. • Jones Memorial Hospital – A healthcare facility providing medical services to the county's residents. • Saputo Dairy Foods USA – Operating in Friendship, this company is involved in dairy product manufacturing. • Dresser-Rand – Also located in Wellsville, Dresser-Rand is a global supplier of custom-engineered rotating equipment solutions for various industries. • Wellsville Central School District – The public school system serving the Wellsville area. • Houghton College – A private Christian liberal arts college located in Houghton.

Plattsburgh Estates MHC is a 20-pad mobile home park with an additional duplex house on 6.80 acres in Morrisonville, New York, approximately 2 miles from Plattsburgh. Per assessor, the park is approximately 49 years old (1976). It is zoned as a mobile home park and is not located in a flood zone. The current owner has owned the park for four years. The park currently has a maintenance man. All 20 pads (each 14' x 70') and the duplex are currently occupied. There are no vacant pads, no vacant trailers, and no trailers that need to be removed. There are no trailers held for back taxes. Of the homes in the park, 1 is park-owned and does not have a title; it will be conveyed via bill of sale. The remaining 19 are tenant-owned homes, with an average pad rental rate of $350. The current owners have not raised pad rents during their four-year tenure. The park is served by city water and private septic. Since current ownership, the leachfield to the septic has been rebuilt. Underground pipes in the park are a combination of PVC, cast iron, and Orangeburg. Each homesite has a 100-amp electrical pedestal, and tenants are billed directly for electric by the supplier. There are no gas meters and no water meters, and no utilities are back-billed. Tenants pay for their own garbage. The roads are paved and in good condition, and the park maintains the roads. Tenants mow their own pads, while the park mows common areas. Snow removal is performed as needed by a third-party vendor. Off-street parking is available. The community utilizes leases, and tenants pay rent by depositing at a local bank. Only one tenant is currently behind in rent at the moment. The park currently has a maintenance man in place. The current loan is not assumable. Owner financing is not available. Stack offers are not available. During the current ownership period, the leachfield to the septic system was rebuilt. When asked what they would do if they continued to own the property, the owners stated they would increase rents and buy some trailers from tenants to rent as POHs (park-owned homes) for additional income. Jennifer Stein Real Estate, Inc is the Listing Broker for this listing and is licensed in the State of NY under LIC#10311209861. Jonathan Fisher is an out-of-state cooperating broker who is licensed in the State of Illinois under Lic#471.020503. Location: Morrisonville is a hamlet and census-designated place in Clinton County, New York. The population was 1,545 at the 2010 census. Morrisonville is divided between the towns of Plattsburgh and Schuyler Falls by the Saranac River, which defines the boundary between the two towns. The community is west of the city of Plattsburgh. The median home cost in Morrisonville is $226,400. Home appreciation the last 10 years has been 64.5%. Home Appreciation in Morrisonville is up 14.6%. Renters make up 30.1% of the Morrisonville population. The average 1-bedroom unit rents for $800/month. The average 2-bedroom unit rents for $1,020/month. The average 3-bedroom unit rents for $1,280/month. The average 4-bedroom unit rents for $1,380/month. Morrisonville has an unemployment rate of 6.2%. The US average is 6.0%. Morrisonville has seen the job market decrease by -5.6% over the last year. Future job growth over the next ten years is predicted to be 25.2%, which is lower than the US average of 33.5%. The Median household income of a Morrisonville resident is $61,023 a year. The US average is $69,021 a year. Morrisonville violent crime is 6.5. (The US average is 22.7) Morrisonville property crime is 16.2. (The US average is 35.4)

*Ulster County MHC *20 Acres *15 tenant owned home lot leases *1 expansion lot (has water & electric, needs septic) *1 Duplex (2 rented units) - see rent roll *Private Septic *Private Well - New Pump House *The park has newly paved roads *Ulster County is one of the most desirable counties for manufactured housing communities. The market has strong rents and low occupancy. It's location in relation to NYC makes this very popular among many mobile home park investors.

• 10 Units • 6 Park-Owned Homes • 1 Empty Unit • 2 Tenant-Owned Homes • 2 Single-Family Homes • Public Water • Public Sewer • Seller-Financing Available • Located in Clinton County