Amity Estates MHC Portfolio
Angelica, NY
Asking price
$1,500,000
Sites
34
Cap rate
10.60%
Price / site
$44,118
About this property
***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.
All details
Figures are transcribed from the source listing as published. “Source page last checked” is when our crawler last fetched that page — it is not a check of the financials and not confirmation from the broker.
| Asking price | $1,500,000 |
|---|---|
| Sites | 34 |
| Price per site | $44,118 |
| Cap rate | 10.60% |
| Year built | 1970 |
| Address | 145 East Main Street |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
7 things are not disclosed on this listing. These are the questions that would close the gap — specific to a park, not a generic list.
Net operating income — not disclosed
What is the trailing twelve-month NOI, and what does it include and exclude?
The single number a lender will size debt against. Ask what is excluded — management fees and reserves are the usual omissions.
What period the financials cover — not disclosed
Are these figures trailing twelve months, last calendar year, or projected?
A projected stabilised NOI and a current operating NOI can differ by a third, and both get called "NOI".
Gross income and operating expenses — not disclosed
Can you share a trailing twelve-month profit and loss, with the expense lines itemised?
NOI alone hides whether income is high or expenses are being under-reported. The split is what you underwrite.
Reason for sale — not disclosed
Why is the owner selling, and how long have they held it?
Never published on a listing, always worth knowing. Retirement and a looming capital bill are very different situations.
Operating season and seasonal mix — not disclosed
Is this year-round or seasonal, and what is the split between seasonal, monthly and transient guests?
A seasonal park with a five-month window is a different business from a year-round one at the same annual revenue.
Utility infrastructure — not disclosed
Are water, sewer and electric municipal or private, and what condition is the infrastructure in?
A private septic or well at end of life is a capital item that can exceed a year of NOI, and it will not appear in the expenses.
Permits and non-conforming use — not disclosed
Is the current site count permitted, and is any of it legal non-conforming?
A park operating more sites than it is permitted for cannot be financed at the income it shows.
Asking price — disclosed
Currency of the asking price — disclosed
Site count and hookup mix — disclosed
Whether the land is included — disclosed
What has changed
Every date below is when we observed a change, not when it happened. We first saw this listing on Sep 6, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Sep 6, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
