Clear Creek MHP Collection

The Western Slope Portfolio is an institutional-quality, 281-site, four-manufactured home community asset portfolio strategically positioned across Western Colorado's highest-growth and most supply-constrained submarkets: Montrose, Delta, Fruita, and Palisade. All assets are conveniently located within a 1.5-hour radius, driving significant management efficiencies and operational economies of scale. Current ownership has completed a multi-year, $12.0 million capital improvement program. This includes $8.8 million invested in close to 100 new homes and $3.2 million in community upgrades, thus delivering a stabilized, turn-key platform with significant embedded growth. Manufactured housing remains one of the most resilient, undersupplied, and affordable housing options in U.S. real estate. The Western Slope Portfolio is purpose-built to capture that thesis, sitting at the intersection of a severely constrained workforce housing supply with rapidly appreciating site-built home values that now average more than $488,000 across the four trade areas. With average in-place lot rent of only $653, the portfolio provides residents with one of the few remaining attainable homeownership options in the region and offers investors durable, mission-critical cash flow with embedded mark-to-market upside. The portfolio is being offered free and clear of existing debt and should qualify for attractive non-recourse financing. Year 1 NOI is approximately $1.81 million for the lot business plus another $700,000 of revenue from the seller owned homes portfolio. Additional value-add strategies include continued infill activity at Winding River, a clearly defined mark-to-market rent growth opportunity, and expansion opportunities at Wide Acres. With minimal development pipeline across these markets, the portfolio is well-positioned to benefit from long-term pricing power and limited competitive pressures. Coupled with favorable tax advantages, including accelerated depreciation on land improvements, this investment offers an attractive combination of stable income, operational upside, and enhanced after-tax returns within a defensive, needs-based asset class.

The Esterson MHC Team is pleased to present Fairplay MHC & Gold Pan MHC in Fairplay CO. A cash-flowing, stabilized investment with a value-add component, consisting of 101 total units across two communities located in Fairplay, CO, within Colorado’s historic South Park basin along the US-285 corridor. Located approximately 22 miles from Breckenridge Ski Resort, Fairplay serves as the county seat of Park County and a critical workforce housing hub for surrounding resort and mountain communities. The region benefits from proximity to outdoor summer and winter recreation, tourism-driven employment, and regional trade, while facing significant housing supply constraints due to zoning restrictions, limited land availability, high elevation building costs, and minimal new development activity. These dynamics continue to drive strong demand for affordable housing options throughout Park County. The portfolio consists of 101 total units, including 85 lots with 80 occupied TOH lots at Fairplay and 16 lots with 16 occupied TOH lots at Gold Pan, along with 4 vacant lots at Fairplay and 1 vacant POH, providing infill and conversion upside. All 96 occupied units are tenant-owned homes, offering a low-maintenance, high-margin income stream with no park-owned home exposure. Many of the TOH are newer homes with upgraded exteriors and higher end finishes. In-place lot rents average approximately $1,096 per month, with new tenants renting at $1,295 per month, and some legacy tenants still at $995 per month, reflecting meaningful mark-to-market upside through rent normalization across the portfolio. The communities are serviced by well water at Fairplay and public water at Gold Pan, with public sewer at both parks. Public water is available at Fairplay. Trash service is provided via curbside collection at both communities. Water, sewer, and trash are included in rent. Roads are privately maintained. The seller has invested over $500,000 into capital improvements including paving, installing a new playground and installation of a community gazebo, and well water system upgrades at Fairplay. The portfolio is being offered to well qualified investors at $14,500,000. Using market rents and stabilized expense scenario including vacant lot lease-up, the portfolio is projected to achieve a stabilized NOI approaching $1,159,000, with an estimated stabilized value of $21,000,000. Various loan options are available. This represents a compelling opportunity for investors to acquire scale in a high-barrier-to-entry Colorado mountain resort adjacent market with strong in-place income and a clear path to value creation. All offers must include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant manufactured housing or real estate ownership experience.

Mueller & Hoffman, as exclusive agent for the owner, is pleased to present the opportunity to purchase the Colorado Springs Portfolio. This portfolio includes two manufactured housing communities located in the Colorado Springs metropolitan area: Security Mobile Home Park, a 52-site, all-ages community in Fountain, and Cascade Manufactured Housing Community, a 62-site, all-ages community in Colorado Springs. The properties feature 93% economic occupancy across 114 total sites, consisting of 92 manufactured home sites, 21 RV sites, and 1 site-built home. This offering provides prospective investors the opportunity to acquire two well-located communities in a highly desirable metropolitan area with below-market rents in a market where high construction costs and limited single-family inventory have resulted in sustained elevated home prices, driving persistent demand for attainable housing options in the area. A new owner may recognize additional rental income upside through filling 6 vacant spaces. The properties are offered at $12,100,000, equating to a 6.14% cap rate on current income. With proposed financing, a new owner may achieve an IRR of approximately 18% over a ten-year holding period.

Northmarq is pleased to present the opportunity to acquire Cottonwood Mobile Home Park, a thirty (30) unit manufactured housing community located in Henderson, Colorado, just a short drive from downtown Denver. The property is serviced by city water and sewer. The community consists of twenty-five (25) single-wide home sites and five (5) apartment units. Cottonwood is offered at $3,250,000, underwritten with a 39.45% expense ratio. Based on current operations, an investor can acquire the property at an in-place cap rate of 5.89%, with upside to approximately 6.90% in Year 1 through the execution of identified value-add initiatives. The property presents multiple value-add opportunities, including: • Rent growth, with in-place rents estimated to be 15–20% below market. • Capital improvements, including road repaving. • Enhancing housing quality over time through the addition of new park models and upgraded single-wide homes, elevating the overall caliber of the community and longterm tenant base. Henderson, Colorado is located approximately 15 miles north of downtown Denver and benefits from proximity to one of the strongest and most resilient housing markets in the country. Average home values in Henderson are approximately $499,950, underscoring the affordability advantage manufactured housing provides relative to traditional homeownership. The area benefits from strong demographic fundamentals, including population growth, a diverse employment base, and access to major transportation corridors. The broader Denver metro continues to be driven by key industries such as aerospace, technology, healthcare, logistics, and energy, supporting sustained housing demand and long-term investment stability.

The MHP Value Team is pleased to offer for sale Dakota MH & RV Park, a 66-site mobile home & long-term RV community located in Walsenburg, CO. The community currently has 3 tenant-owned homes paying $450/m, 15 park-owned homes paying $737/m, 24 long-term RVs on year long leases paying $650/m, 6 park-owned RVs paying $750/m, 3 occupied transient RV sites at $45/day, 1 apartment paying $750/m, 2 single-family homes to be leased back by close at $1,500/m, and 1 commercial unit to be leased back at close at $2,000/m. There are also 3 vacant lots and 8 vacant RV spaces. In addition, the park is permitted for 85 total spaces, and expansion is possible. The park operates with full-time management, and runs at ~50% expense ratio. This is an opportunity to acquire a 83% occupied asset with new water mains in front of the park to support the expansion plans. An investor can achieve an entry cap at ~9% and double-digit cash on cash returns day 1. An existing operator has many opportunities to increase value. You can either bring in more mobile homes to make for a stronger exit or infill the existing vacant lots with RV rentals.