Pipestone Estates

<p>River Terrace Park and Campground is located along the beautiful west bank of the Mississippi River.​ The property is a quiet and secluded community in close proximity to downtown Monticello.​ It is comprised of 87 campground/RV sites and a 92-unit mobile home park.​ Please see offering memorandum for complete details.​ </p><p></p><p>Mobile Home Park Property Details</p><ul><li>​<p>Upper mobile home park acquired in September 2024 to improve scale.​</p></li><li>​<p>Occupancy: 93%</p></li><li>​<p>Upper Park Land Size: 4.16 AC.​ Lower Park Land Size: 21 AC.​ 92 total sites plus duplex rental home.​ </p></li><li>​<p>Large commercial playground with 23 activities.​</p></li><li>​<p>Monthly rates with sewer, water, and trash.​</p></li><li>​<p>Large fishing pier overlooking the Mississippi River.​</p></li><li>​<p>2,000 sq.​ ft.​ rental home located on the park grounds.​ Lower-level rent: $1,350/mo.​ Upper-level rent: $1,650/mo.​</p></li><li>​<p>Roads and pads approximately 90% paved.​ </p></li></ul><p></p><p>Campground/RV Property Details:</p><ul><li>​<p>87 total sites.​</p></li><li>​<p>Daily, weekly, and monthly rates.​</p></li><li>​<p>Common restrooms with full showers.​</p></li><li>​<p>Coin operated laundromat.​</p></li><li>​<p>Self-service RV wash</p></li><li>​<p>67 @ 20/30 amp & 20 @ 20/30/50 amp</p></li><li>​<p>Camp store + annex</p></li></ul>

<p>Whitewater Village Mobile Home Community (formerly Birchwood Terrace) presents an exceptional, shovel-ready redevelopment and expansion opportunity that pairs immediate site security, reliable utility infrastructure, and high-margin revenue scaling in Hoyt Lakes, Minnesota.​ The property has been completely remediated and cleared of all previous problematic tenancies, non-paying occupants, and unauthorized trespassers.​ With security fully established and the grounds thoroughly cleaned, the community offers a clean slate that allows an incoming investor to deploy capital immediately into utility line extensions, interior re-platting, site grading, and rapid home or RV placement without operational friction, legal delays, or inherited legacy liabilities.​</p><p></p><p>Spanning approximately 23.36 developed acres alongside ~6.7 acres of unplatted excess land, the park benefits from a zero-risk utility foundation serviced 100% by public city water and municipal sewer provided directly by the City of Hoyt Lakes.​ To unlock the property's full potential, ownership can execute an actionable master expansion plan to re-plat the interior parcel and build onto the contiguous excess acreage, scaling the community to a standardized, high-density total of 80 pad sites.​ Operational efficiency is further supported by dedicated on-site structures, including administrative and maintenance facilities that provide a secure footprint for park management, equipment storage, and tenant operations.​</p><p></p><p>Positioned directly adjacent to Colby Lake (518 acres) and the Whitewater Reservoir, the community features direct shoreline access and natural aesthetic appeal.​ This enables an investor to build out high-impact outdoor resort amenities—such as a private community lakefront retreat, boat docks, a kayak/canoe launch, and an elevated overlook deck—that capitalize on regional outdoor tourism and the year-round DNR-managed trophy fishery.​ Whitewater Village is uniquely positioned to capture a dual-demand tenant base: maintaining stable, long-term manufactured home tenancy for year-round cash flow while allocating expanded pads to high-yield seasonal RV rentals for tourists, golfers visiting nearby Giants Ridge, and the growing industrial workforce employed at regional clean-energy mineral development projects and taconite facilities across the East Range.​</p><p></p><p>For more information, please contact Hector Amezquita (562) 277-8671 or email at Hector.​coo@abgrei.​com</p>

<p>Hibbing Village Mobile Home Community (formerly Forest Heights RV & Mobile Home Park) offers a highly attractive, shovel-ready value-add opportunity situated in the regional commercial and industrial hub of Hibbing, Minnesota.​ The property has been completely remediated and cleared of all previous problematic tenancies, non-paying occupants, and unauthorized trespassers.​ With security fully established and the grounds thoroughly cleaned, the community provides a clean slate that enables an incoming investor to immediately execute site prep, utility line extensions, and pad infill without operational drag, legal delays, or inherited legacy liabilities.​</p><p></p><p>Spanning approximately 21.87 acres (15 developed acres) with an extraordinary footprint of 137 total hookup sites—including 60 manufactured home pads with 200-amp electrical service, 32 full hookup RV spaces, and 45 partial hookup campsites— the property is offered at an asking price of $2,000,000 ($25,000 per site).​ Utility infrastructure risks are eliminated as the park is 100% serviced by public city water and city sewer provided directly by the City of Hibbing.​ This robust municipal utility capacity provides a turnkey infrastructure foundation, allowing ownership to scale pad fill aggressively without the need for complex, capital-intensive private well or septic expansions.​ Operational efficiency and site management are further supported by dedicated on-site brick and maintenance facilities that provide secure storage for equipment, tools, and administrative oversight.​</p><p></p><p>The community is exceptionally positioned to capture a dual-demand tenant profile that maximizes year-round revenue.​ It offers long-term residential housing for the stable workforce employed at nearby taconite mining facilities (Hibbing Taconite), industrial manufacturing plants (L&M Radiator), healthcare centers, and regional retail hubs, while simultaneously catering to seasonal RV guests, contractors, and outdoor recreation enthusiasts.​ Located just 10 minutes from premier regional draws like the Redhead Mountain Bike Park in Chisholm, local lake chains, and St.​ Louis County powersports trails, Hibbing Village represents a prime value-add acquisition primed for rapid infill and long-term cash flow generation.​</p><p></p><p>For more information, please contact Hector Amezquita (562) 277-8671 or email at Hector.​coo@abgrei.​com</p>

<p>Keenan Lake Village presents a rare, shovel-ready acquisition opportunity that combines immediate site security, updated utility infrastructure, and clear revenue expansion pathways along the shores of Keenan Lake in Iron Junction, Minnesota.​ The property has been completely remediated and cleared of all previous problematic tenancies, non-paying occupants, and unauthorized trespassers.​ With security fully established and the grounds thoroughly cleaned, the community offers a clean slate that allows an incoming investor to deploy capital immediately into utility extensions, site grading, pad prep, and rapid home or RV placement without operational friction, legal delays, or inherited legacy liabilities.​</p><p></p><p>Wastewater infrastructure risks are significantly mitigated by a modern, two-year-old septic system currently permitted and operational for 26 units.​ This recently installed system provides immediate coverage for current tenancy with zero short-term wastewater CapEx required.​ To unlock the park's full 100-site potential, ownership can execute a structured, phased septic and utility expansion that aligns infrastructure investments directly with infill benchmarks and growing cash flow.​ Operational efficiency is further enhanced by an on-site brick building, which provides an excellent physical footprint for a dedicated leasing office or secure storage for maintenance equipment, vehicles, and park management supplies.​</p><p></p><p>Positioned along Keenan Lake, the park offers natural aesthetic appeal and direct waterfront access.​ This enables an investor to build out high-impact outdoor resort features—such as an elevated overlook deck and waterfront gathering area—that capitalize on regional outdoor tourism.​ The park is uniquely positioned to capture a dual-demand tenant base: serving seasonal RV travelers, hunters, and powersports enthusiasts visiting regional trail systems, while simultaneously providing affordable long-term housing for the industrial workforce employed at nearby taconite operations (US Steel Minntac), Essentia Health regional medical facilities, and commercial centers throughout the Iron Range.​</p><p></p><p>For more information, please contact Hector Amezquita (562) 277-8671 or email at Hector.​coo@abgrei.​com</p>

<p><strong>TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”.​ CONTACT DERRICK SINCLAIR WITH ANY QUESTIONS Derricks@MHPVALUE.​COM</strong></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">The MHP Value Team is pleased to offer for sale Annandale Trailer Court, a 33-site manufactured housing community located in Annandale, Minnesota, approximately one hour northwest of the Minneapolis–Saint Paul MSA.​</span></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">The community is primarily a tenant-owned home community consisting of 24 lot renters averaging $378/month, four Rent-to-Own homes paying $775/M, two apartment units occupied at $1,380/M, two RV sites bringing in $740/M combined, one vacant lot with infrastructure, and one vacant Park-Owned Home.​ Ownership has professionally operated the property since acquisition, resulting in strong occupancy and no current collection issues.​ </span></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">The investment opportunity is centered around below-market lot rents.​ Comparable communities in Annandale are achieving ~$625/month, while ownership believes the property can support rents of at least $525/month, providing investors a clear path to increase NOI over time.​ Additional upside includes leasing the vacant Park-Owned Home and the potential to create approximately three additional sites utilizing excess land within the community.​ The property is serviced by HDPE water lines, well water, septic sewer, and individually sub-metered electric and gas, with several infrastructure improvements completed by current ownership.​</span></p><p></p><p><strong>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>TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”.​ CONTACT JAMARI RIDORE WITH ANY QUESTIONS JAMARI@MHPVALUE.​COM</strong></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">The MHP Value Team is pleased to present Arrowhead RV Resort, a 59-site RV park in Ely (+ one caretaker unit and one clubhouse), with the potential to expand to 112–120 total sites through a Conditional Use Permit (CUP), supported by acreage and discussions with the city.​</span></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">Originally a mobile home park, the property was repositioned by the current owner into a higher-end RV resort and private membership concept, including planned amenities such as a clubhouse and sauna.​ While a significant portion of the redevelopment was completed, the project was not fully executed and operations ceased post-COVID-19 pandemic due to the owner’s shifting priorities.​</span></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">This is a partially completed RV resort with substantial upfront work already completed, including approvals for 59 sites and the ability to pursue additional density via CUP modification.​ The property spans ~20 acres with additional undeveloped land capable of supporting expansion to 112–120 sites (subject to city approval), with the seller agreeing to fund required engineering and support the hearing and entitlement process.​</span></p><p></p><p><span style="color: rgba(0, 0, 0, 1)">The existing infrastructure includes 23 luxury full-hookup RV sites, 16 legacy concrete pads from the former MHP suitable for conversion, a clubhouse, and a park-owned home occupied by a caretaker.​ Personal property conveys, including ~19 custom electrical pedestals (in storage), clubhouse FF&E, a new John Deere mower, and much more.​ An investor has the opportunity to achieve a ~25% IRR while benefiting from low down payment seller financing and no payments in the first year, by leasing up existing sites, completing remaining development, and pursuing additional density.​</span></p><p></p><p><strong>Important Note to Prospective Buyers from Pace Morby: Congrats to all new members of the “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>