Julian Estates

Northwest Pennsylvania's premier manufactured home community. Room to expand. Financials available after financial qualification and a non-disclosure agreement. Sale price is based on replacement value, not current NOI. This is an asset that will appreciate in value. The barriers to developing a new manufactured home community are very high. Tax assessments are shown at 0 because there are 122 separate parcels. Landlord pays average taxes per lot of $600; the tenants pay taxes on the residential structures.

Marketing description 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. If you have any questions please contact Fabio Bari, Fabio@mhpvalue.com, 516.578.8296 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.

The MHP Value Team is pleased to offer for sale the Central PA Portfolio, a 147-site manufactured housing portfolio consisting of three separate communities located in Blair County, PA. The properties are currently underutilized, featuring 50 lot renters, 5 park owned home renters, 21 vacant POHs, 5 Vacant apartments and 66 vacant lots with infrastructure. The portfolio presents a rare opportunity to acquire a below-replacement-cost portfolio, offered at $3,500,000, significantly under the cost to develop new infrastructure and entitle comparable sites in today's market. The property is supported by existing infrastructure and layout, allowing an investor to execute a phased infill strategy while minimizing entitlement risk. The portfolio currently generates approximately $422,855 in gross annual income and $120,378 in net operating income. Offered at $3,500,000, the asset is being marketed at a cap rate of 3.50% for land operations with major upside through operational improvements and rent growth, as lot rents are nearly $100 below market. The investment strategy for the portfolio involves, infilling vacant lots, and rehabbing and selling Park-Owned Homes to tenants in order to reduce maintenance expenses. With approximately 55.1% physical occupancy, a new investor has the opportunity to significantly increase cash flow through infill while acquiring immediate scale in a growing regional market. From an investment standpoint, the portfolio is well-positioned to capitalize on growing demand for affordable housing in Central Pennsylvania, as the Johnstown MSA benefits from migration out of New York and New Jersey and a widening housing affordability gap. The business plan assumes a phased lease-up of vacant pads through tenant-owned homes or park-owned inventory, driving NOI growth as occupancy increases. With low going-in occupancy and significant upside, the portfolio presents a compelling opportunity for investors seeking a scalable, high-yield asset with strong fundamentals, with a clear path to value creation and projected returns exceeding a 25%+ IRR in year 5.

ERA One Source Realty is pleased to present an exclusive opportunity to acquire a three-park manufactured housing community portfolio totaling 61 pads across north-central Pennsylvania. The portfolio comprises Saegertown MHC (Crawford County), T&J MHC (Centre County), and Capricorn MHC (Clearfield County) — three cash-flowing communities offered together as a single portfolio acquisition. The portfolio generates approximately $22,877 in gross monthly income and offers a private investor immediate scale in one of the most resilient asset classes in commercial real estate. Manufactured housing communities have demonstrated consistent occupancy, low tenant turnover, and strong rent collections through economic cycles, making them a preferred vehicle for wealth preservation and passive income. Each park is served by municipal water and sewer, reducing capital risk associated with private utility systems. Saegertown currently bundles water, sewer, and trash into lot rent — presenting an immediate value-add opportunity through utility billback implementation, which alone could meaningfully improve NOI without any physical capital investment. Additional upside exists across all three parks through pet fee programs, ancillary income optimization, and modest lot rent growth in a market where rents remain well below state and national MHC averages. Beyond the core pad income, Saegertown includes a 15-space RV park and a vacant commercial building fronting a high-traffic intersection at US Routes 6 and 19, offering a buyer additional income-producing potential. The portfolio also includes a mix of tenant-owned homes, park-owned rentals, and rent-to-own arrangements — providing revenue diversity and a path to home sales proceeds as units turn. At a combined asking price of $1,800,000, the portfolio is offered at approximately $29,500 per pad — an attractive basis relative to current transaction pricing for stabilized MHC assets. This is a rare opportunity for a private investor or family office to establish or expand a manufactured housing platform across three counties with a single closing.

West Middlesex Estates MHC presents an attractive opportunity to acquire a stabilized and well-maintained manufactured housing community located in West Middlesex, Pennsylvania. Spanning 7.23 acres, the property consists of 37 total pads, of which 34 are currently occupied, offering immediate in-place cash flow with upside potential. The community is approximately 40 years old and is zoned for Mobile Home Park use. It is not located in a flood zone. The park is serviced by city water and city sewer, both of which are currently paid by the park, presenting a value-add opportunity for a new owner to install Metron water meters and bill back utilities to tenants. Additionally, the park covers garbage collection, which could also be passed through to tenants to further enhance returns. The underground piping is PVC, contributing to long-term reliability. The park features 13 park-owned homes, with an average rent of $750 per month, and 15 tenant-owned homes, each paying $425 per month in lot rent. The park currently has one RTO paying $900/month. Six of the park-owned homes are currently vacant. There are currently two vacant pads that are able to accept new trailers. No trailers require removal, and all pads measure 14' x 70', providing ample space for residents. The park has all of the titles for the park owned trailers. The property is set up for remote management, with both an on-site manager and a dedicated maintenance technician already in place. Roads are paved, considered by ownership to be in great condition, and are maintained by the park. Tenants are responsible for mowing their own lots, while the park handles common area and vacant pad maintenance. Snow removal is contracted through a third party as needed. Recent improvements since the current owners acquired the park in 2021 include: • Addition of five new homes • Renovation of eight existing homes • Significant tree removal to enhance infrastructure and curb appeal Furthermore, the township recently upgraded the sewer lift station, which they own and maintain, and is also installing a new sewer line, further improving the long-term viability of the park’s infrastructure. Operationally, the park is financially sound with no tenants currently delinquent on rent. Leases are in place for all tenants. Rent payments are primarily made at a local bank, with a few tenants paying via Venmo. Off-street parking is available throughout the community. The park’s pad rent was last increased on March 1st, 2025, and remains below market, offering future upside through incremental increases. There is no assumable debt, and the sellers are not open to seller financing Jonathan Fisher is a licensed broker for MR. LANDMAN, LLC in the State of Pennsylvania under License #RM425074. Location West Middlesex is a borough along the Shenango River in southwestern Mercer County, Pennsylvania, United States. The population was 815 at the 2020 Census. The median home cost in West Middlesex is $188,000. Home appreciation the last 10 years has been 57.9%. Home Appreciation in West Middlesex is up 15.7%. Renters make up 24.5% of the West Middlesex population. The average 1-bedroom rents for $650/month. The average 2-bedroom rents for $830/month. The average 3-bedroom rents for $1120/month. The average 4-bedroom rents for $1180/month. Renters make up 24.5% of the West Middlesex population. Future job growth over the next ten years is predicted to be 12.6%, which is lower than the US average of 33.5%. West Middlesex violent crime is 12.6. (The US average is 22.7) West Middlesex property crime is 22.7. (The US average is 35.4) Mercer County is a county in the Commonwealth of Pennsylvania. As of the 2020 census, the population was 110,652. Its county seat is Mercer, and its largest city is Hermitage. The county is part of the Northwest Pennsylvania region of the state. Here are the largest employers in Mercer County, PA: • Sharon Regional Health System (1,800 employees) • UPMC Horizon (1,200 employees) • State Correctional Institution (400 employees) • Grove City College (400 employees) • Joy Cone Company (300 employees) • First National Bank of Pennsylvania (300 employees) • George Junior Republic (300 employees) • NLMK Pennsylvania (250 employees) • Werner Co. (200 employees) • Mercer County Government (200 employees)

MERCER COUNTY - Jefferson Estates is positioned in the Youngstown–Warren–Boardman MSA, anchored by diverse employment centers including healthcare, manufacturing, education, and logistics. The area supports nearly 48,000 residents with access to Pittsburgh's economy just 50 miles away. This is a stabilized market with consistent workforce housing demand and low vacancy pressure. The Opportunity Jefferson Estates features 42 total pads with 31 occupied units — all tenant-owned homes. The community is well-maintained with experienced, in-place management willing to stay on. Beyond current operations, there are 11 vacant pads with infrastructure already installed and ready for infill. This provides a straightforward path to immediate revenue growth. The property is serviced by professionally monitored well water and individual septic systems. Capital expenditure requirements are minimal, and the property sits outside any flood zone, reducing near-term risk and making it ideal for out-of-state ownership. Value Proposition You're acquiring a stabilized, low-maintenance asset with built-in occupancy upside. Management continuity mitigates operational risk, while the ready-to-fill vacant pads provide clear near-term value creation without significant capital deployment. Asking Price: $1.375M | Bank Financing Available Contact the Broker for additional details and terms.