Mobile Home Parks for Sale in New York

Exceptional mixed-use investment opportunity on 5.08 acres in the Village of Mount Morris, offering multiple established income streams with meaningful long-term upside. The property includes 21 occupied mobile-home pads, 30 self-storage units, a mixed-use commercial/residential building with a daycare on the first floor and two apartments above, plus a separate 3-bedroom, 1.5-bath residence. Pro forma gross annual income is approximately $178,000, including a $1,500/month owner leaseback of the residence upon closing. Existing rents remain generally below market across the mobile-home pads, apartments and self-storage units. This creates long-term income-growth potential through lawful lot-rent increases, apartment and storage rent adjustments, and other operational improvements. Mobile-home lot-rent increases are subject to applicable New York manufactured-home-park regulations, including statutory limitations on annual increases. The property is operationally efficient. Mobile-home residents own their homes and are responsible for maintaining their individual lots and driveways, including lawn care and snow removal. Utilities are largely tenant-paid or separately serviced, while the self-storage component requires minimal utility expense. Common-area lighting is LED-based. The main commercial building is currently occupied by a daycare on the first floor, with two residential apartments above. The building was originally constructed as a laundromat and retains substantial plumbing, drainage and electrical infrastructure, providing future flexibility should the space ever be repurposed. A potential 22nd mobile-home pad is currently used as a grassy play area for the daycare. Water and electric service remain in place, offering possible future income potential subject to applicable approvals and requirements. No income from this potential pad is included in the current pro forma. The property has been owned and operated by the same ownership for decades and has been consistently maintained with limited deferred maintenance. Updated underwriting includes a 6% third-party property-management allowance, in addition to normalized allowances for common-area maintenance, snow removal, mowing and repairs. Extensive records are available, including leases, payment histories, security-deposit records, operating statements, tax returns, surveys/plans and environmental documentation. A prior Phase I Environmental Site Assessment completed in 2000 identified no material environmental concerns at that time; the report is available for review. This is a rare opportunity to acquire a well-documented, diversified income property with strong occupancy, public utilities, limited landlord maintenance burden and multiple avenues for long-term income growth. Detailed financial and due-diligence materials are available to qualified purchasers following execution of an NDA and receipt of satisfactory proof of funds or commercial financing capability. One more thing: if Crexi still shows the old 7.52% cap rate, I would change that. Our latest management-adjusted underwriting no longer supports 7.52%. The stabilized analysis with the 6% management allowance is approximately 7.07%, while underwriting strictly against the rounded $178K public pro forma is closer to 6.88%. I would not leave 7.52% up there.

Mobile Home Park | 10.80% CAP

***Financials corrected on 03-10-2025*** Amity Estates MHC is a two-park manufactured housing portfolio located in Belmont and Angelica, NY (Allegany County). Situated just six miles apart, these turnkey, income-producing communities offer a combined 34 pads, with 30 currently occupied, presenting an immediate cash-flow opportunity. Both parks feature on-site management and maintenance personnel, ensuring smooth day-to-day operations. Angelica, NY MHC 145-165 East Main Street, Angelica, NY 14709 • Built 1968 • 3.2 Acres • 13 Pads (all occupied) accommodating 14x70 trailers • 10 POH ($750/month average), 3 TOH ($450/month average) • Recent Rent Increase: 2024 • Utilities: City water (back billed), private septic, tenants pay individual gas & electric • Infrastructure: PVC water lines, 100-amp pedestals, metered utilities • Roads: Gravel (fair condition, maintained by park) • Tenant Responsibilities: Lawn care; manager handles snow removal • Leases: Annual leases; rent collection via direct deposit, Section 8, DSS Recent Improvements: • Four POH renovated • New septic tank (2023) • Skirting/flooring updated on most trailers • Gravel added to roads Future Value-Add Potential: Continued road improvements, power washing & painting POH, and one additional trailer renovation. Belmont, NY MHC 5425 Trianna St, Belmont, NY 14813 • Built in 1970 • 6.4 acres • 21 Pads (17 Occupied) accommodating 14x70 trailers • 16 POH (14 occupied, $600/mo avg.), 1 TOH ($650/mo avg.) • Last Rent Increase: 2022 • Utilities: City water, private septic, tenants pay direct gas/electric • Infrastructure: PVC water lines, 100-amp pedestals, metered utilities • Roads: Gravel (fair condition, maintained by park) • Tenant Responsibilities: Lawn care; manager handles snow removal • Leases: No formal leases; rent collection via direct deposit, Section 8, DSS Recent Improvements: • Four POH renovated • Two brand-new septic tanks ($20,000 investment) • New gravel throughout park (2023) • New furnaces, stoves, and ovens in POH • Eviction of two non-paying tenants Future Value-Add Potential: Additional tree removal at front of park, continued road maintenance. Amity Estates MHC (Investment Highlights) • Immediate Cash Flow – 30 occupied units across both parks • Value-Add Potential – Room for rent increases and continued infrastructure upgrades • Established Operations – On-site management & maintenance in place • Tenant-Paid Utilities – Tenants cover electric, gas, and water (Belmont); water back billed in Angelica • No Major Infrastructure Additions Needed – All vacant pads are ready for infill. Amity Estates MHC presents a rare opportunity to acquire two stabilized parks in a growing rental market. With established cash flow, operational efficiencies, and future upside potential, this portfolio is ideal for both experienced investors and those looking to expand their MHC holdings. Jennifer Stein is the Listing Broker for this listing and is licensed in the State of NY under LIC#10351218792. Jonathan Fisher is an out-of-state cooperating broker who is licensed in the State of Illinois under Lic#471.020503. Location Belmont is centrally positioned in Allegany County, offering easy access to major routes such as State Route 19 and Interstate 86, which connect to larger cities like Buffalo, Rochester, and Erie, PA. Here are some of the largest employers in the county: • Alfred State College – A public college offering a range of associate and bachelor's degree programs. • Alfred University – A private university known for its programs in engineering, art, and business. • Allegany County Government – The county's administrative body, providing various public services. • Ljungström ARVOS Group – Located in Wellsville, this company specializes in designing and manufacturing heat exchangers for industrial applications. • Allegany Arc – An organization offering services and support to individuals with developmental disabilities. • Jones Memorial Hospital – A healthcare facility providing medical services to the county's residents. • Saputo Dairy Foods USA – Operating in Friendship, this company is involved in dairy product manufacturing. • Dresser-Rand – Also located in Wellsville, Dresser-Rand is a global supplier of custom-engineered rotating equipment solutions for various industries. • Wellsville Central School District – The public school system serving the Wellsville area. • Houghton College – A private Christian liberal arts college located in Houghton.

For Sale

Plattsburgh Estates MHC is a 20-pad mobile home park with an additional duplex house on 6.80 acres in Morrisonville, New York, approximately 2 miles from Plattsburgh. Per assessor, the park is approximately 49 years old (1976). It is zoned as a mobile home park and is not located in a flood zone. The current owner has owned the park for four years. The park currently has a maintenance man. All 20 pads (each 14' x 70') and the duplex are currently occupied. There are no vacant pads, no vacant trailers, and no trailers that need to be removed. There are no trailers held for back taxes. Of the homes in the park, 1 is park-owned and does not have a title; it will be conveyed via bill of sale. The remaining 19 are tenant-owned homes, with an average pad rental rate of $350. The current owners have not raised pad rents during their four-year tenure. The park is served by city water and private septic. Since current ownership, the leachfield to the septic has been rebuilt. Underground pipes in the park are a combination of PVC, cast iron, and Orangeburg. Each homesite has a 100-amp electrical pedestal, and tenants are billed directly for electric by the supplier. There are no gas meters and no water meters, and no utilities are back-billed. Tenants pay for their own garbage. The roads are paved and in good condition, and the park maintains the roads. Tenants mow their own pads, while the park mows common areas. Snow removal is performed as needed by a third-party vendor. Off-street parking is available. The community utilizes leases, and tenants pay rent by depositing at a local bank. Only one tenant is currently behind in rent at the moment. The park currently has a maintenance man in place. The current loan is not assumable. Owner financing is not available. Stack offers are not available. During the current ownership period, the leachfield to the septic system was rebuilt. When asked what they would do if they continued to own the property, the owners stated they would increase rents and buy some trailers from tenants to rent as POHs (park-owned homes) for additional income. 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. Location: Morrisonville is a hamlet and census-designated place in Clinton County, New York. The population was 1,545 at the 2010 census. Morrisonville is divided between the towns of Plattsburgh and Schuyler Falls by the Saranac River, which defines the boundary between the two towns. The community is west of the city of Plattsburgh. The median home cost in Morrisonville is $226,400. Home appreciation the last 10 years has been 64.5%. Home Appreciation in Morrisonville is up 14.6%. Renters make up 30.1% of the Morrisonville population. The average 1-bedroom unit rents for $800/month. The average 2-bedroom unit rents for $1,020/month. The average 3-bedroom unit rents for $1,280/month. The average 4-bedroom unit rents for $1,380/month. Morrisonville has an unemployment rate of 6.2%. The US average is 6.0%. Morrisonville has seen the job market decrease by -5.6% over the last year. Future job growth over the next ten years is predicted to be 25.2%, which is lower than the US average of 33.5%. The Median household income of a Morrisonville resident is $61,023 a year. The US average is $69,021 a year. Morrisonville violent crime is 6.5. (The US average is 22.7) Morrisonville property crime is 16.2. (The US average is 35.4)

*Ulster County MHC *20 Acres *15 tenant owned home lot leases *1 expansion lot (has water & electric, needs septic) *1 Duplex (2 rented units) - see rent roll *Private Septic *Private Well - New Pump House *The park has newly paved roads *Ulster County is one of the most desirable counties for manufactured housing communities. The market has strong rents and low occupancy. It's location in relation to NYC makes this very popular among many mobile home park investors.

• 10 Units • 6 Park-Owned Homes • 1 Empty Unit • 2 Tenant-Owned Homes • 2 Single-Family Homes • Public Water • Public Sewer • Seller-Financing Available • Located in Clinton County

This opportunity checks all the boxes for a savvy investor looking for immediate cash flow, low maintenance and built in equity upside.. This 3.9 acre property has 21 Tenant Owned Homes with 4 sites ready for infill representing upside and nearly a 10 CAP rate. If you are a first time MHP buyer this is and excellent community to learn the business, increase value and manage an asset. If you are an owner of other MHP’s this is chance to expand your portfolio, increase value and have a stable long term appreciating asset. The community is serviced by municipal water and sewer with a paved main roadway and millings and packed gravel side roads. This is a unique opportunity because of its excellent location in a hamlet with an excellent school district and easy access to major employers and shopping nearby in New Hartford, Utica, and Rome, NY. Many long term pride of ownership tenants reside here. The local home prices are appreciating with tight supply steady demand because of the schools, safety, convenience, employment and quality of life. The average lot rent is $402 with room for upside as legacy tenant rents are below market. Here's an overview of the major employers in the Utica-Rome MSA: Healthcare • Mohawk Valley Health System (MVHS) — the region's dominant healthcare employer, anchored by the new $600M Wynn Hospital in downtown Utica • Rome Health — serves the Rome/western Oneida County market Gaming & Hospitality • Oneida Indian Nation / Turning Stone Resort & Casino — consistently ranked the #1 employer in the region, with a workforce of over 4,600 team members Oneida Indian Nation, larger than local Walmart and Lockheed Martin combined Defense & Technology • Air Force Research Laboratory (AFRL) — the anchor of Griffiss Business & Technology Park in Rome, employing nearly 700 civilians, 70 active-duty military, and approximately 500 contract engineers, with a $284M+ annual economic impact ClearanceJobs • Griffiss Business & Technology Park — a 70-employer, 6,000-employee tech and defense park on the site of the former Griffiss Air Force Base, anchored by the AFRL and a cluster of cybersecurity companies and defense contractors Mohawk Valley Community College Manufacturing • CONMED Corporation — Utica-based surgical device and medical equipment manufacturer • Wolfspeed (formerly Cree) — a $1.2 billion Silicon Carbide fabrication plant in Marcy, described as one of the biggest private-sector technology investments in North America Rome Sentinel Education • SUNY Polytechnic Institute — major research university in Utica • Utica University, Mohawk Valley Community College, and Hamilton College — all significant institutional employers Government • Oneida County and City of Utica government operations are consistent public-sector employers across the MSA Retail & Distribution • Retail trade is the third-largest employment sector in the MSA, with nearly 15,000 workers Data USA, anchored by major chains throughout New Hartford and the greater Utica area The dominant employment sectors overall are Health Care & Social Assistance (21,669 workers), Educational Services (15,066), and Retail Trade (14,759) Data USA — a stable, institutional-heavy base that bodes well for consistent housing demand.

Mobile Home Park | 10.03% CAP

156 Plains Rd in Cambridge, NY is a 4.6-acre manufactured home community featuring 20 total lots, with 14 currently leased at $420 per month. Conveniently located between Saratoga Springs, NY and Manchester, VT, the property sits directly adjacent to Chapin Field Airport. The property operates on private well and septic systems, with the septic tank professionally serviced and pumped in August 2026. The landlord covers all utilities (including water pump house electric) except garbage removal. This offering presents immediate, stable cash flow with direct upside potential through filling the remaining vacant lots.

Mobile Home Park | 13.71% CAP

Mobile Home Park | 9.58% CAP

• Discover a lucrative investment opportunity with this 20-unit park, boasting 18 lots including 15 tenant-owned homes and 3 vacant lots. • Embrace the potential of a stick-built duplex nestled on 9.66 acres of prime real estate, complete with paved roads and well & septic systems. • Located in Onondaga County

Rare opportunity to acquire a mobile home micro-park in Saratoga school district! Situated on a 0.99-acre lot and featuring 4 units total: 3 park-owned trailers and 1 tenant-owned unit paying steady lot rent. Enjoy consistent rental history and minimal owner management responsibilities. Low overhead and stable performance make this an incredibly easy addition to your portfolio. Strong, immediate cash flow in a great Greenfield location. Please do not enter the property without a confirmed appointment.

Rare opportunity to acquire a cash flowing mobile home micro-park situated in the Saratoga school district! Situated on a spacious 1.75-acre lot featuring 3 park-owned trailers, fully rented with excellent history and minimal owner management. All tenants have separate electric meters and heating fuel, keeping your expenses low. Recent capital improvements include a brand-new well pump and updated electrical service for the well. Strong, immediate cash flow in a quiet setting. Please do not enter the property without a confirmed appointment.

TO VIEW FINANCIALS, CLICK **VIEW OM” OR “SEE DUE DILIGENCE”, SIGN THE CONFIDENTIALITY AGREEMENT, AND YOU WILL HAVE IMMEDIATE ACCESS”. CONTACT GERARD ARONEO WITH ANY QUESTIONS GERARD@MHPVALUE.COM 908-305-0094 The MHP Value Team is pleased to offer for sale Wellman Road MHP, a 37-site mobile home community located in Busti, New York. The property is currently underutilized, featuring fifteen (15) occupied lot rentals averaging approximately $297 per month, and twenty-two (22) vacant pads, providing a clear and immediate path to lease-up and stabilization. Wellman Road presents a rare opportunity to acquire a below- replacement-cost community, offered at $375,000, significantly under the cost to develop new infrastructure and entitle a comparable site 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 investment strategy 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, Wellman Road presents a compelling opportunity for investors seeking a scalable, high-yield asset with strong fundamentals and limited entitlement risk, with a clear path to value creation and projected returns exceeding a 18.51% Proforma Cap Rate in Year 3 and a 36%+ IRR in year 6. 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.

Well‑Maintained Mobile Home Park Offered. Rare offering, long‑established Mobile Home Park and parcel #2. Totaling 8 pads in the quiet countryside of Lyons. On 4.74 acres. Tax ID #71112/643661 & #71112/598656. Please see tax maps. Rents are slated to increase to $400/month in the future. Tenants have ROFR. An on-site maintenance man. Tenants have their own storage sheds. Tenant Owned homes!

Mobile Home Park with Doublewide - Lovely double wide with small mobile home park offering excellent potential income in a peaceful rural setting. Property features 4 mobile homes (tenant owned) with shared Well and individual septic systems and electric services that are powered by low cost Sherburne Electric which helps simplify management and utility maintence. Established rental history with steady cash flow. Ideal for investors, owner-operators, or those seeking to expand their rental portfolio. Convenient country location with easy access to nearby amenities. Each trailer is privately owned by the occupied tenant who is responsible for their own electric and septic. residing on 4.1. acres. light filters in through skylights/windows making home very bright. Kitchen has plenty of countertop space/cabinets and an island! Great size dining area - open to the family room which has a gas fireplace to take the chill off. Perfect setup for entertaining! Formal living room leads to a hallway with a nice size full bright bathroom tucked between two bedrooms. Primary suite is quite unique - generous size with a division area which would make a great home office space or sitting area to the side of the bedroom. Full bath off of primary and two walk in closets! Front covered deck, rear covered deck with handicap ramp. 60 x 90' two story barn, another good size storage building with a carport attached. Double Wide MLS#R1685890 - 116 Memory Lane could be purchased first before the trailer park. Contact Karen Cammarata, Licensed Associate Real Estate Broker, Howard Hanna Norwich, NY. Cell 607-373-0800. karencammarata@howardhanna.com

Mobile Home Park | 15.40% CAP

Mobile Home Park

No matter the season visitors are bound to find fun and adventure both on site and in the immediate surrounding area. Tucked into the scenic north of Rome, NY, Lake Delta is an outdoor treasure boasting over 2,377 acres of shimmering water, with a shoreline reaching about 18.7 miles and water depths ranging up to 60 feet. Enjoy the many outdoor seasonal activities the area has to offer.