Mobile Home Parks for Sale in Pennsylvania

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.

The Seller is not interested in holding paper or creative financing. Sunstone Real Estate Advisors is pleased to present the opportunity to acquire Wesleyville MHP, a 68-site manufactured housing community located in Erie, Pennsylvania. The property consists of 67 manufactured housing sites and one single-family home, with 42 tenant-owned homes, 11 rent-to-own homes, four homes for sale, and 10 vacant lots, five of which are considered unusable. The community is approximately 79.4% occupied with an average site rent of $491 per month. Public water is submetered, sewer and trash are passed through to tenants, and electric is direct billed, helping limit ownership's utility expense exposure. Wesleyville MHP offers additional upside through its remaining four usable vacant sites and future rental growth. Current site rent of approximately $491 per month is generally in line with comparable communities in the area. With a predominantly tenant-owned and rent-to-own resident base, the property offers an attractive combination of established occupancy and manageable value-add potential. Located within the Erie MSA, the community benefits from an established regional market along Lake Erie with convenient access to Interstates 90 and 79. Erie County's median household income is approximately $63,400, while the area's comparatively affordable cost of living supports continued demand for attainable housing. Significant public and private investment is also underway throughout Erie, including downtown and Bayfront redevelopment, transportation improvements, and new commercial development.

To download the financials, please click on See OM or Due Diligence, sign the confidentiality agreement, and you will have immediate access to the financials. If any questions or concerns, please contact Logan White at Logan@mhpvalue.com. The MHP Value Team is pleased to offer Mark & Oaks MHP, an 82-site, two-park manufactured housing portfolio in the Pittsburgh MSA. The portfolio is primarily lot-rent with some park-owned homes and is offered at an attractive $28,658 per site, with multiple paths to income growth through rehab, lease-up, infill, and raising rents to market. The two parks sit about one mile apart. Current occupancy includes 45 occupied lot-rent sites at $413/month, 9 park-owned homes at $726/month, 6 vacant park-owned homes, 3 demo homes, and 19 vacant lots. Both parks are on public water and sewer, which is billed back to tenants; trash is direct-billed, and electric and gas are individually metered and billed directly to tenants. Water/sewer is a significant expense leak, however — costs average approximately $153/unit/month and the sellers recapture only about 40% of it. This must be addressed by a new owner and is reflected in the low price per site. Mark MHP is also subject to a rent freeze through March 31, 2028, arising from a class action by a few tenants over the property's switch to sub-metered (RUBS) utility billing. The freeze covers only tenants in place at settlement, not new tenants, and does not affect Oaks MHP. The class action has concluded, and there are no outstanding legal or liability issues. The investment strategy is to fix the water/sewer leakage, infill vacant lots, remodel vacant homes, and raise rents over time. Investors can acquire an 82-site portfolio below replacement cost, with multiple ways to grow occupancy and NOI. We project the pro forma cap rate rising from 7.43% to 14.81%, and cash-on-cash returns from 7.84% to 12.76%, by Year 3. 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.

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.

To download the financials, please click on See OM or Due Diligence, sign the confidentiality agreement, and you will have immediate access to the financials. If any questions or concerns, please contact Phillip Li at Phil@mhpvalue.com. The MHP Value Team is pleased to offer for sale Boswood Estates, a 113+ site subdivision located in Boswell, PA. Boswood Estates sits on 60+ acres and features amenities such as hiking trails, basketball courts, an office, and multiple entrances into the community. The community currently has 15 fully developed sites, ~25 partially developed sites (utilities run underneath; concrete piers required), and ~73 undeveloped sites requiring utility extensions, piers, tree clearing and paved roads. The 25 partially developed sites as part of Phase 1 can fit mobiles or modulars. The 73 sites as part of Phase 2 can fit mobiles, modulars or single-family homes. Additional sites may be available pending Borough approval — see the zoning report in the drive and OM. 17 prior lots in the community were sold in 2008 and are excluded from the site count. This is an opportunity for a developer with subdivision and infill experience placing mobile or modular homes that comes with proof of concept and a strong home inventory. The community currently has 3 lot renters paying $420/m, 6 rent to owns paying $896/m, 5 park owned homes paying $856/m, and 1 vacant park owned home currently being remodeled. The majority of homes are doublewides — half 1990s, half new homes set within the last two years. Homes have sold for $135k+ on the 50’ × 120’ subdivision lots. The strategy is to develop the remaining sites, bring in homes, and take rents to market (no rent increases for three years). A new investor can acquire the community at an attractive basis once inventory value is factored in, with a projected IRR above 20%. 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.

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.

Mobile Home Park | 8.58% CAP

Three year projected ROI of $560k+ (160%) for investors with financing and $708k+ (64%) for those buying with cash. Lot rents are well below market and water/sewer are not yet billed to tenants. The community is located at 1 Fidler Court, Pine Grove, PA 17963. This 15 lot mobile home park, situated on 4.16 acres has recently been infilled with two brand new homes (3 bed, 2 full bath). The remaining 13 lots are all tenant-owned homes, ensuring a steady income stream with low maintenance and tax expense. The current owner will provide a comprehensive list of reliable vendors who service the park to ensure seamless management transition day one. Recent infrastructure and property maintenance in the amount of $55k have been completed in preparation for the sale. There are recently installed UV water filters on all three wells. There are brand new pressure tanks, new risers and lids on two wells and a new pump on one well. Septic systems were recently pumped and inspected and both minor recommendations have been addressed. Foundations have been poured and infrastructure relocated to accommodate the infill of two new homes. A number of trees have been felled that were within reach of structures and that posed a potential risk. Don’t miss the opportunity to own this lucrative property with substantial ROI ready for the next investor. Grow your wealth by taking advantage of the overwhelming demand for affordable housing. Contact us today for more information including P&L, rent roll, pro forma, etc.

Excellent investment opportunity in Avonmore, Pennsylvania! This mobile home park is already generating steady income and offers plenty of upside for a hands-on investor. Situated in a quiet, small-town setting, the property provides affordable housing options that are always in demand. Key Highlights: Consistent Cash Flow – Established tenant base with ongoing rental income. Multiple Pads – Room to grow revenue through improved management or adding homes. Investor-Friendly Market – Strong rental demand in the Avonmore area ensures long-term stability. Low Maintenance Asset – Manufactured housing communities are known for predictable operating costs and solid returns. Whether you’re a seasoned investor or just getting started in mobile home parks, this property is a rare chance to acquire an income-producing asset at an attractive price point.

Mobile Home Park | 9.47% CAP

SVN Three Rivers Commercial Advisors is pleased to present for sale Shady Side Mobile Home Park, a 66 Pad community sitting on 47 acres located in Beaver County, Pennsylvania. Park has public utilities and paved roads. Located just off PA-65, the property offers an approximately 45-minute commute to downtown Pittsburgh and is positioned to benefit from the strong economic growth driven by the Marcellus Shale region and nearby industrial development. The current owner has substantial investment in infrastructure improvements, including new water, sewer, electric, grading, paving, and site utilities. All sites are ready to accommodate manufactured homes, providing a new owner with the opportunity to expand occupancy while capitalizing on strong housing demand generated by major employers and ongoing regional development.

Julian Estates is a 15-pad manufactured housing community located on 8.83 acres in Julian, Pennsylvania, just minutes from State College—home to Pennsylvania State University (Penn State). Originally developed in the mid-1960s, the property is zoned for manufactured housing and self-storage, offering investors both a stable income base and the flexibility for potential expansion or mixed-use redevelopment. The current owner has held the property for three years and is now repositioning assets, presenting a clean, stabilized investment in a strong Central Pennsylvania market supported by a worldclass university and robust local economy. Julian is part of the greater State College metro area, a region anchored by Penn State University, one of the largest and most influential economic drivers in Pennsylvania. The university employs tens of thousands of faculty and staff and attracts more than 46,000 students annually, creating consistent housing demand and an extremely tight rental market. The high cost of traditional housing in and around State College—where average home prices and apartment rents have surged in recent years—has made affordable housing alternatives like manufactured home communities increasingly valuable and sought after. In addition to Penn State’s stabilizing influence, the surrounding region benefits from strong healthcare, education, and technology sectors, along with retail and service industries that cater to the university population. The property’s proximity to U.S. Route 322 provides quick access to downtown State College, regional employers, shopping, dining, and the State College Airport. Julian Estates spans 8.83 acres and consists of 15 total pads, all of which are currently occupied. The community is zoned specifically for manufactured housing and self-storage, allowing for future development or income diversification. The park was originally constructed in the mid-1960s, and while a portion of the property lies within a Class A flood zone, the current owner does not carry flood insurance. The property does not have an on-site manager, though it employs a maintenance technician, and ownership notes there is a tenant who could serve as a potential on-site manager if desired. Of the 15 pads, 12 homes are tenant-owned (TOH) and 3 are park-owned (POH), including one double-wide unit. The average rent for park-owned homes is $800 per month, with the last increase implemented on October 1, 2024. The average pad rent for tenant-owned homes is $400 per month, also last raised on October 1, 2024. The owner holds clear titles to all park owned homes. As of now, one POH is vacant but is expected to be rented prior to closing. There are no homes held for back taxes, and no tenants are currently delinquent on rent. The park utilizes annual leases, and tenants pay via Cash App, Venmo, or check. The community offers off-street parking for residents and operates with 100% occupancy, providing a stable, predictable income stream. The park is serviced by private well water and private septic, both of which have been improved by the current owner during his tenure. Garbage service is provided and paid for by the park. The underground water and sewer lines are believed to be PVC, and each pad features a 100-amp electrical pedestal. Tenants are directly billed by their respective electric and gas providers, and no utilities are back-billed by ownership. The roads throughout the park are gravel and maintained by the park’s maintenance contractor. Tenants are responsible for mowing their own spaces, while the owners maintain the common areas. In the event of significant snowfall, the park utilizes a local contractor for snow removal. Since acquiring the property three years ago, the current owner has invested in meaningful infrastructure upgrades, including improvements to the plumbing, well, and well house. These upgrades have strengthened the park’s operational reliability and reduced maintenance exposure. When asked what his next priorities would be if he continued ownership, the seller responded, “Paving the roads and expanding the storage units.” This provides a clear blueprint for the next owner to enhance property value and expand ancillary income. Julian Estates represents a turnkey, fully occupied manufactured housing community in one of Pennsylvania’s most desirable and resilient markets. Its location near Penn State University and the State College economic hub ensures consistent housing demand and a broad tenant base, while the area’s high cost of conventional housing further supports strong occupancy and rent growth potential. With stable collections, upgraded infrastructure, and dual-use zoning that allows for self-storage expansion, Julian Estates offers both immediate returns and long-term upside for an investor seeking durable cash flow in a supply-constrained market. The owner does not have any assumable loans, and no seller financing or Morby Stack proposals will be considered. MR. LANDMAN, LLC is a licensed real estate firm in the State of Pennsylvania under LIC#RB069500. Jonathon Fisher is a broker in the State of Pennsylvania under LIC#RM425074. LOCATION: Julian is an unincorporated community and census-designated place (CDP) that is located in Huston Township, Centre County, Pennsylvania. It is part of the State College, Pennsylvania Metropolitan Statistical Area. The population was 152 at the 2010 census. It is part of the larger Bald Eagle Valley. The median home cost in Julian is $245,300. Home appreciation the last 10 years has been 54.0%. Home Appreciation in Julian is up 6.4%. Renters make up 20.8% of the Julian population. The typical 1-bedroom unit rents for $970/month. The typical 2-bedroom unit rents for $1,120/month. The typical 3-bedroom unit rents for $1,370/month. The typical 4-bedroom unit rents for $1,500/month. Julian has an unemployment rate of 4.9%. The US average is 6.0%. Future job growth over the next ten years is predicted to be 27.3%, which is lower than the US average of 33.5%. The Median household income of a Julian resident is $75,833 a year. The US average is $69,021 a year. Julian violent crime is 13.5. (The US average is 22.7) Julian property crime is 24.1. (The US average is 35.4)

Adressed as 347-495 Church St, Corsica PA. This property is located between Clarion and Brookville, PA, just off RT 322 and I-80. The site encompasses approximately forty-two acres on the East, West, and North side of Church St Extension and includes all of Timberview Alley. It is currently operated as a small, profitable manufactured home community that has been designed and approved for a total of three phases of future development. Existing Infrastructure: A Municiple sewer and water lines serve 100% of the existing facility and are currently located along the right of way on Church Street and in the middle of the street along Timberview Alley. Six taps from Phase 1 are immediately available. Four {4} on Timberview Alley and two {2} along Church Street, one on the northern end and one between 347 Church and 365 Church that will serve as the community tap for Phase 2 {west side development area. A manhole cover at the end of Timberview alley reveals a cement cast box with a prepared knockout, allowing for further development towards the east. Development Plan Phase 1 Four open sites on Timberview Alley. One open site, 403 Church Street Ext. Phase 2a Planned Development & twenty-four open sites on Plateau, which is the initial portion of the Western Development. Phase 3 Planned Development and twenty-two open sites. Twenty-two spots on the East side. Phase 4 Balance of 135 sites and completion of Phase 2 development. This Development could appeal to those seeking an RV Park and or a Mobile Home Park. RV Park - Estimated to accommodate eight recreational vehicles per acre. Mobile Home Park - Designed to fit six modular homes per acre. If developed as an RV Park, the new owner would need to install: A dumping station for waste A communal area with showers and bathrooms Regulatory Considerations Phase 2 & 3 of development is subject to Federal Stormwater regulations. A retention pond for runoff is already in place but may require expansion. The DEP typically requires an annual EPA-Certified Inspector to conduct an inspection. This property presents a significant opportunity for a RV Park or Mobile Home Development, with much of the basic infrastructure already in place to support future growth. Infrastructure & Expansion Potential Utilities & Services: The site has access to electricity, public sewers, and water. Phase 2 & Phase 3 development. Infrastructure is not yet in place. Expansion metering boxes for water and sewer were installed during Phase 1. Sewer taps have been prepaid for 4-5 lots, allowing for immediate expansion. Phase 2 rough grading is complete, through utilities still need to be installed. Junction boxes are in place. Stormwater Managment Fully installed for Phase 1 Expansion will require enlarging the lower stormwater pond. Additional Land & Lot Details The property included land with the cul-de-sac, with space available for one additional trailer. The last home in the area is 401, on the west side of Church St. Ext. Lot 403 has existing water and electric connections. Along Timberview Alley, there is space to build 2-3 family stretch homes, row housing, or units suitable for rentals. With essential groundwork completed and key utilities prepared for expansion, this property presents a strong opportunity for growth. Option 1} Land and homes at 365, 383, 399, 401 and land under 375 and empty lot at 403. The west side of Church St Ext to end of the cul-de-sac $250,000 Option 2} 370 Timberview and the garage/land behind the home $125,000 Option 3} Timberview Alley and expansion area east $150,000 Includes all the land and homes at #29 Timberview and #66. #26 home is owned by another, but the land is owned by Timberview. Eastern expansion area. Option 4} Home at 347 and land behind and entire west expansion area to the west. $225,000 Option 5} The Entire Site including all the above. $700,000

10.45± acres at well traveled intersection of PA Routes 106 and 374 comprised as follows. 3,042 SF Restaurant building. First floor leased to long term operator. Second floor is vacant and ready for redevelopment. 2,400± Up/Down double. Fully rented. 1,750 ± SF Auto garage - Rented 2.43± acres undeveloped land to the north of Rt. 374 provides opportunity for future development and potential for additional income. 3.83 ± Acres to the south of Rt. 374 was formerly occupied by 2 mobile homes. Existing water and sanitary on site

Located in the heart of the beautiful Laurel Highlands in Melcroft, PA, this 40-pad mobile home park (expandable to 87 pads) offers an exceptional opportunity for investors seeking upside in a strong location. Surrounded by rolling hills and a peaceful rural setting, the park features on-site laundry equipment and a dedicated laundry room, along with a separate office building for property management. While currently underperforming and in need of improved operations, the park has solid infrastructure and strong demand in the area—presenting significant potential for increased occupancy and cash flow. With ample space and infrastructure in place to add 48 additional pads, this property is ideal for a value-add investor looking to reposition and grow a mobile home community in one of Western Pennsylvania’s most scenic regions. Water is sub metered billed directly to tenant. Water lines in park owned by water company. Electric direct billed to tenant. Whether you're expanding your portfolio or entering the mobile home park space, this opportunity combines natural beauty with strong investment fundamentals.

The MHP Value Team is pleased to offer for sale Hawk Hills Mobile Home Park, a 37-pad value- add and infill opportunity located at 807 Schwabe Street in Freeland, Pennsylvania, within the Scranton/Wilkes-Barre MSA. The property is currently underutilized, featuring six (6) occupied lot rentals averaging approximately $523 per month including utility bill-backs, one (1) abandoned tenant-owned home, one (1) Vacant Park Owned Home, and twenty-nine (29) vacant pads, providing a clear and immediate path to lease-up and stabilization. Hawk Hills presents a rare opportunity to acquire a below-replacement-cost community, offered at $650,000, 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. Survey and zoning documentation support the feasibility of utilizing the existing 37-pad footprint. The property is zoned R-3 (Multi-Family Residential), where manufactured housing is permitted as a conditional use, and operates as a legally nonconforming mobile home park originally developed before current zoning ordinances. The zoning report indicates no known outstanding code violations and confirms the property’s grandfathered status, allowing for continued use and rebuildability within the existing footprint. A recently issued Zoning Certificate of Non-Conformity reinforces the ability to utilize all 37 existing pads, subject to standard municipal requirements. From an investment standpoint, Hawk Hills is well-positioned to capitalize on growing demand for affordable housing in Northeastern Pennsylvania, as the Scranton/Wilkes-Barre 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, Hawk Hills 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 26%+ IRR in years 4–6.

Investment opportunity on approximately 2.62 acres! This mobile home park includes five seller-owned trailers, plus a sixth, privately owned trailer that pays lot rent. With rental income from the homes and the additional lot, this property offers an opportunity for an investor looking to expand a rental portfolio. Financial information is available upon request.

• 13 Total Sites • 9 Tenant-Owned Homes • 4 Park-Owned Homes • 4 Empty Units • Private Well System • Private Septic System • System in need of repair • Seller-Financing Available • Located in Western PA • 28 miles from Pittsburgh, PA

Mobile Home Park Investment Opportunity – Portage, PA Discover an income-producing mobile home park in Portage, PA with strong upside potential. This property features 15 mobile home lots, offering steady rental income today with plenty of room for growth. Located in a convenient, accessible area, the park presents an excellent value-add opportunity for investors looking to increase cash flow through improved management, infrastructure upgrades, and higher occupancy rates. Public water, direct bill to tenant Public sewage, direct bill to tenant Sewage lines all new, installed 2021 Underground electric, direct bill to tenant Garbage, direct bill to tenant

4 acres currently a mobile home park that needs TLC 3 mobile home leased $450 per month 1 lot rental for $250 per month

Residential • 01/13/1984RED BRIDGE MOBILE HOME PARK for PUBLIC AUCTION at 1986 Philadelphia Ave, Chambersburg PA 17201. Bid Online thru Oct 14, 2026 at 1pm. Established mobile home community w/ 28 PADS w/ 32 doors, including 7 DUPLEX units. Public water/sewer, Frontage on Rt 11 & quick access to I-81, shops, restaurants & more. Great income-producing property w/ established occupancy. Property Showings: Sep 30, 4-6pm & Oct 7, 12-2pm VIEW DETAILS: https://www.hurleyauctions.com/upcoming-auctions/1986-philadelphia-avenue-chambersburg-pa/