Sistersville MHP

**This Seller has no interest in holding paper or creative financing.**

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.

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.

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.