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.