Amity Estates MHC Portfolio

<p><strong>To view the address, financials, and information please click “See Due Diligence” then sign the Confidentiality Agreement.​ You will have immediate access to download the information once done.​</strong></p><p>If you have any questions please contact Fabio Bari, Fabio@mhpvalue.​com, 516.578.8296</p><p></p><p><strong style="color: rgba(6, 34, 57, 1)">Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the Pace Morby “Creative Finance” and “Subto” communities.​ We appreciate your interest and enthusiasm.​ Please note that we work exclusively with qualified, verified buyers.​ Our clients are not seeking first-time purchasers attempting to acquire mobile home parks with no capital investment.​ We will also not share proprietary Seller information with any intermediaries, including, but not limited to, scouts, “bird dogs,” or third parties.​</strong></p>

<p><strong>THIS</strong> <strong>IS A CONFIDENTIAL HYBRID RV / MHP LISTING IN NEW YORK.​ TO VIEW FINANCIALS CLICK VIEW OM* OR **SEE DUE DILIGENCE”, SIGN THE CONFIDENIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS.​</strong></p><p><strong><u>Please reach out to Gerard Aroneo withth the MHPVALUE team direct at 908.305.0094 or Gerard@mhpvalue.​com for any questions about the listing or assitance with the offering memorandum and confidnetiality agreement.​</u></strong></p>

Mobile Home Park | 10.80% CAP

Mobile Home Park | 8.49% CAP

<p><span style="color: rgba(51, 51, 51, 1)">Portville Estates MHC is a two-park manufactured housing portfolio located in Portville, New York, consisting of a combined 39 pads across approximately 10.43 acres.​ The portfolio is currently 92% occupied with 36 occupied pads and one vacant park-owned home that ownership anticipates leasing within the next couple of weeks.​ The two communities—one located on Prosser Road (19 pads, built in 1984) and the other on Portville-Obi Road (20 pads, built in 1998)—are situated roughly four miles apart and operate efficiently under a shared onsite manager and maintenance personnel.​ Both properties are zoned for mobile home park use (Code 416), are not located within a flood zone, and have been owned and operated by the current ownership for the past four years.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">The tenancy mix consists of 28 tenant-owned homes (TOH), seven park-owned homes (POH), and two rent-to-own (RTO) units.​ The average lot rent for TOH units is approximately $370 per month, while POH units average approximately $700 per month, with rents last increased in November 2025.​ There are currently no delinquent tenants.​ The owner does not hold titles to the POH or RTO units, and these homes will be conveyed via bill of sale.​ The park utilizes annual leases for the park-owned homes, and tenants pay rent via a variety of methods including bank deposit, Cash App, Venmo, and Zelle.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Both parks are serviced by well and septic systems, which are professionally tested to remain in compliance with local and state regulations.​ Tenants are directly billed for electric, gas, and trash service, with no utility bill-backs required by ownership.​ Infrastructure consists of underground cast iron and PVC piping.​ Tenants are responsible for maintaining their individual lots, while ownership maintains common areas and vacant pads.​ There is no designated off-street parking, though tenants are able to park at their respective pads.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">All roads within the communities were repaved approximately three years ago and are considered to be in great condition by ownership.​ The park is responsible for maintaining the roads.​ The communities are described as having no significant deferred maintenance, with consistent upkeep in place through the shared onsite manager and maintenance personnel.​ No trailers are currently held for back taxes, and all vacant pads are capable of accepting homes.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Portville Estates offers a straightforward value-add component through infill of the remaining two vacant pads.​ Ownership has identified this as the primary opportunity for future growth, with all infrastructure already in place to support additional homes.​ With stable occupancy, recent rent increases, and minimal operational complexity, the portfolio presents a clear path to incremental revenue growth without the need for significant capital investment.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Located in Portville, New York, the properties benefit from a quiet, rural setting in Western New York with a stable tenant base.​ The surrounding area provides a steady demand for affordable housing, and the simplicity of operations combined with limited nearby competition supports long-term occupancy stability.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">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.​</span></p><p></p><p></p><h3><strong style="color: rgba(51, 51, 51, 1)"><u>Location:</u></strong></h3><h3></h3><p><span style="color: rgba(51, 51, 51, 1)">Portville is a village in Cattaraugus County, New York.​ It is in the southern part of the town of Portville and southeast of Olean.​ The village population was 916 at the 2020 census, out of a population of 3,730 in the entire town of Portville.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">The median home cost in Portville is $164,900.​ Home appreciation the last 10 years has been 64.5%.​ Home Appreciation in Portville is up 14.6%</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Renters make up 21.0% of the Portville population.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">2.2% of houses and apartments in Portville, are available to rent.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">The typical 1-bedroom unit rents for $670/Month.​</span></p><p><span style="color: rgba(51, 51, 51, 1)">The typical 2-bedroom unit rents for $840/Month.​</span></p><p><span style="color: rgba(51, 51, 51, 1)">The typical 3-bedroom unit rents for $1,080/Month.​</span></p><p><span style="color: rgba(51, 51, 51, 1)">The typical 4-bedroom unit rents for $1,200/Month.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">The property is located in Cattaraugus County, which is currently experiencing an unemployment rate of approximately 4.5%, reflecting stable employment conditions in the region.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Future job growth over the next ten years is predicted to be 15.6%, which is lower than the US average of 33.5%.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">The Median household income of a Portville resident is $61,319 a year.​ The US average is $69,021 a year.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Portville violent crime is 9.5.​ (The US average is 22.7)</span></p><p><span style="color: rgba(51, 51, 51, 1)">Portville property crime is 23.3.​ (The US average is 35.4)</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Cattaraugus County (locally known as Catt County) is a county in Western New York, with one side bordering Pennsylvania.​ As of the United States 2020 census, the population was 77,042.​ The county seat is Little Valley.​ The county was created in 1808 and later organized in 1817.​ The county is part of the Western New York region of the state.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Here are the largest employers in Cattaraugus County, NY:</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">•Cattaraugus County – approximately 500+ employees countywide (260 in Olean)</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Seneca Nation of Indians – approximately 500+ employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Seneca Allegany Casino & Hotel – approximately 500+ employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Olean General Hospital – approximately 500+ employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Dresser-Rand / Siemens Energy – approximately 300–500 employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Alcas / Cutco / Vector Marketing – approximately 600+ employees (local operations)</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Pioneer Central School District – approximately 525 employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Cattaraugus-Allegany BOCES – approximately 300–500 employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•St.​ Bonaventure University – approximately 900 employees</span></p><p><span style="color: rgba(51, 51, 51, 1)">•Olean City School District – approximately 400–500 employees</span></p><p></p>

Mobile Home Park | 10.55% CAP