Confidential West Virginia MHP# 1

<p><strong><span style="color: rgba(0, 0, 0, 1)"><span>Discover a unique investment opportunity with a 9.59 acre property featuring 24 mobile home spots, a charming single family home, and a spacious double wide trailer.​ With vacant land ready for development, the possibilities are endless! Conveniently located near schools.​ businesses, and restaurants.​ This property is ideal for investors looking to expand their portfolio or those seeking a multi-family living arrangement.​ Don't miss out on this rare opportunity to capitalize on a well-located, versatile piece of real estate!</span></span></strong></p>

<p>Income-producing mobile home community w/ 18 occupied homes & 1 lot renter in a highly convenient Hurricane location just minutes from Interstate 64, offering easy access to both Charleston and Huntington.​ This property presents a strong investment opportunity with steady rental potential and room for future growth.​ Situated in a desirable corridor with ongoing demand for affordable housing, the community benefits from proximity to major employment centers, shopping and amenities.​ Ideal for investors seeking cash flow with upside through rent optimization, or operational improvements.​ Rare Chance to acquire a park in a strategic location with excellent accessibility and long term potential.​</p>

<p><span style="color: rgba(51, 51, 51, 1)"><span>Beechwood Estates Mobile Home Park is a well-located, city serviced community situated at 501 32nd Street in Parkersburg, West Virginia, just a few blocks west of Murdoch Avenue and within close proximity to Grand Central Mall.​ Murdoch Avenue serves as one of Parkersburg’s primary commercial corridors, carrying approximately 35,000 vehicles per day, and provides residents convenient access to national retailers, grocery stores, restaurants, and service-oriented businesses.​ Major destinations, including Walmart Supercenter and other national chains, are located within approximately one mile of the property, supporting strong tenant convenience and long-term occupancy.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The park occupies approximately 0.99 acres and is believed to have been developed around 1970.​ It is properly zoned for mobile home park use and is not located in a flood zone, which is a meaningful advantage for both operational stability and financing considerations.​ The current owner has held the property for approximately four years and operates the community with an onsite manager and maintenance personnel, providing consistent oversight and responsive day-to-day management.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Beechwood Estates consists of 20 total pads, each approximately 14’ x 60’, with 18 currently occupied.​ There are no vacant pads and no homes requiring removal due to condition.​ The community includes four park-owned homes, two of which are currently vacant, eight rent-to-own homes, as well as eight tenant-owned homes.​ During the current ownership period, four homes have been renovated, and when asked about future capital improvements, ownership indicated plans to renovate the remaining two park owned units.​ The owner holds clear titles to all park-owned homes.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The average rent for park-owned homes is approximately $800 per month, while pad rent for tenant-owned homes averages $350 per month.​ Both home rents and pad rents were last increased in April 2024, suggesting potential for future rent adjustments as leases roll.​ The park operates on annual leases, and tenants remit rent electronically via Cash App, Venmo, and Zelle.​ Two tenants are currently behind approximately three months in rent, though both are actively catching up.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>From an operational standpoint, Beechwood Estates benefits from a low-expense structure.​ The park is serviced by city water and city sewer, with PVC underground piping and individual electric, gas, and water meters at each pad.​ Electrical pedestals are believed to be 100-amp service.​ Park roads are city-maintained, snow removal is handled by the city, and tenants are responsible for mowing their own spaces.​ All utilities and garbage service are direct-billed to tenants, further limiting owner expense exposure.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The property is located within the Parkersburg–Wood County market, which serves as a regional employment center supported by healthcare, education, manufacturing, and government services.​ The area continues to exhibit steady demand for affordable housing, particularly in infill locations near retail and employment centers.​ New mobile home park development remains limited due to zoning and land constraints, supporting long-term occupancy and rental stability for existing communities.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>There is no assumable financing associated with the property, and seller financing or stack/equity offers will not be considered.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>MR.​ LANDMAN LLC is a licensed real estate entity in the State of West Virginia operating under Lic#010406-00.​ Jonathan Fisher is a licensed broker in the State of West Virginia operating under Lic#WVB260301161.​<br><br><br></span></span><strong><u><span style="color: rgba(51, 51, 51, 1)"><span>LOCATION:<br><br></span></span></u></strong><span style="color: rgba(51, 51, 51, 1)"><span>Parkersburg is a city in Wood County, West Virginia, and its county seat.​ Located at the confluence of the Ohio and Little Kanawha rivers, it is the state's fourth- most populous city and the center of the Parkersburg–Vienna metropolitan area.​ The city's population was 29,749 at the 2020 census, and its metro population was 89,490.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The median home cost in Parkersburg is $133,400.​ Home appreciation the last 10 years has been 51.3%.​ Home Appreciation in Parkersburg is up 9.1%.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Renters make up 33.8% of the Parkersburg population.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>2.8% of houses and apartments in Parkersburg, are available to rent.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The average 1-bedroom unit rents for $700/month.​<br>The average 2-bedroom unit rents for $830/month.​<br>The average 3-bedroom unit rents for $1,130/month.​<br>The average 4-bedroom unit rents for $1,190/month.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Parkersburg has an unemployment rate of 4.5%.​ The US average is 6.0%.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Future job growth over the next ten years is predicted to be 17.9%.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>The average income of a Parkersburg resident is $24,262 a year.​<br>The US average is $37,638 a year.​</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Parkersburg violent crime is 28.4.​ (The US average is 22.7)<br>Parkersburg property crime is 59.6.​ (The US average is 35.4)</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>Here are the ten largest employers in Wood County, WV:</span></span></p><p><span style="color: rgba(51, 51, 51, 1)"><span>•WVU Medicine Camden Clark Medical Center – 2,275 employees<br>•Bureau of the Fiscal Service – 2,000 employees<br>•Wood County Schools – 1,714 employees<br>•Washington Works (Chemours/DuPont/Kuraray) – 1,522 employees<br>•Walmart – 633 employees<br>•Wincore – 472 employees<br>•Westbrook Health Services – 426 employees<br>•Highmark West Virginia – 425 employees<br>•Hino Motors – 422 employees<br>•WVU Parkersburg – 318 employees</span></span></p>

<p>**This Seller has no interest in holding paper or creative financing.​**</p><p></p><p><span style="color: rgba(33, 37, 41, 1)">Sunstone Real Estate Advisors is pleased to present the opportunity to acquire Sistersville MHP, a 40-site manufactured housing community located on Phillips Drive in Sistersville, West Virginia.​ The property consists of 30 manufactured housing sites and 10 full-hookup RV sites, situated on approximately 6.6 acres, offering a manageable footprint with built-in expansion capacity.​ The community is currently operating at 50% MH Occupancy (15 of 30 MH sites occupied)with average in-place lot rents of $400 per month, generating approximately $72,000 in annual gross scheduled MH rent.​ In addition to the 15 vacant MH sites, the property includes 10 full-hookup, individually metered RV sites that have not been utilized by the current owner, creating a second layer of untapped revenue potential.​ The combination of vacant MH pads and unused RV infrastructure presents a clear dual infill strategy without requiring new site development.​</span></p><p></p><p><span style="color: rgba(33, 37, 41, 1)">The utility structure supports operational scalability and margin expansion as occupancy increases.​ Electric, water, sewer, and trash are direct billed to tenants, and RV sites are individually metered, limiting landlord utility exposure as additional units come online.​ Financial projections outline a structured lease-up plan targeting absorption of 2–4 homes annually, increasing MH occupancy from 50% to approximately 83% by Year 3.​ Under this stabilization model, projected Net Operating Income increases from approximately $38,000 currently to over $123,000 by Year 3, driven primarily by infill and modest rent growth.​ Notably, current financial performance reflects only existing MH income, with no contribution from the RV component, further highlighting the embedded upside.​</span></p><p></p><p><span style="color: rgba(33, 37, 41, 1)">Sistersville MHP offers investors a clearly defined value-add execution plan: increase MH occupancy, activate the unused RV sites, and implement gradual rent increases as the community stabilizes.​ With 25 total vacant income-producing sites (15 MH and 10 RV) already built and serviced, the asset provides meaningful operating leverage without significant capital-intensive expansion.​ The manageable scale allows for focused operational oversight while still offering sufficient size to generate meaningful NOI growth.​ Positioned in a workforce-oriented Mid-Ohio Valley market supported by energy, manufacturing, and healthcare employment, Sistersville MHP represents a compelling opportunity to acquire an underutilized community with measurable stabilization upside and strong cash flow expansion potential.​</span></p>

<p>Unlock immediate, high-yield cash flow with this rare, multi-unit investment offering an extraordinary 11% CAP Rate.​ Spanning three separate parcels across 1.07 spacious acres, this fully equipped mini mobile home park delivers four distinct income streams on a single property—including two single-wide mobile homes, one additional rented mobile home lot, and one double-wide home—giving you maximum diversification and serious returns from day one.​</p><p></p><p>Low operational costs are built right in, with the entire property serviced by just two septic systems and one shared well to keep overhead down and profit margins high.​ Projecting well past standard 1% rule benchmarks, this asset combines high-performing cash flow with an unbeatable North Berkeley County location just minutes from major commuter routes and the scenic Potomac River.​</p><p></p><p>Properties offering true double-digit CAP rates and built-in income flexibility don't stay on the market long.​ Contact us today to schedule your private tour and lock in this turnkey addition to your portfolio before it's gone!</p>

<p><span style="color: rgba(51, 51, 51, 1)">This 12-pad community is fully occupied with all tenant-owned homes and is being offered as part of a portfolio currently undergoing refinance if not sold prior.​ The property is serviced by city water with septic systems in place, and all utilities—including water, electric, gas, and trash—are directly billed to tenants, keeping operating expenses low.​ The site also offers additional expansion potential, providing an opportunity to increase pad count and enhance long-term returns.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">Additional details available upon request.​ No seller financing is available.​</span></p><p></p><p><span style="color: rgba(51, 51, 51, 1)">(Jonathan Fisher is a licensed WV broker under MR.​ LANDMAN, LLC, WV License #WVB260301161.​)</span></p><p></p>