Berwick MHP Portfolio Sparrow Drive
Briar Creek, PA
Asking price
$2,350,000
Sites
66
Cap rate
—
Price / site
$35,606
About this property
MR. LANDMAN, LLC is pleased to present Red Oaks Mobile Home Park and Briar Creek Estates Mobile Home Community, a two property manufactured housing portfolio located along the Columbia Boulevard corridor in Berwick, Pennsylvania. Situated approximately one-half mile apart, the properties encompass a combined 31.39 acres and offer 66 manufactured housing pads, providing an opportunity for an investor to acquire two established communities with existing rental income and substantial infill potential. Both communities are believed to have been developed in the 1960s and are currently zoned for manufactured housing park use. The properties have been under the same ownership for approximately five years, during which the owners have completed various improvements, including home renovations, roadway paving, and the installation of two new manufactured homes. Amazon is undertaking a major AI and cloud computing infrastructure expansion in Salem Township, immediately adjacent to Berwick. The approximately 1,062-acre campus is part of Amazon's announced $20 billion statewide investment, with construction underway and additional development planned. The project represents a significant regional investment, supporting construction activity, skilled employment, and potential long-term demand for housing throughout the Berwick area. Red Oaks Mobile Home Park consists of approximately 12.26 acres with 37 manufactured housing pads. The community is located along the Columbia Boulevard corridor and does not currently have a city-assigned street address. Red Oaks is situated within a designated flood zone. The property is currently zoned for manufactured housing park use. The community is served by municipal water and sewer, with individual electric, water, and gas meters at the pads. Electrical service is provided through 100-amp pedestals, and underground utility piping is believed to be PVC. An on-site manager resides at Red Oaks and oversees the operations of both communities, providing a centralized management structure for the portfolio. Briar Creek Estates is located at 7465 Columbia Boulevard in Berwick, Pennsylvania, and encompasses approximately 19.13 acres with 29 manufactured housing pads. The community is currently zoned for manufactured housing park use and, unlike Red Oaks, is not located within a designated flood zone. Briar Creek is served by municipal water and sewer, with individually metered electric, water, and gas service at the pads. Electrical pedestals are rated at 100 amps, and underground utility piping is believed to be PVC. Located approximately one-half mile from Red Oaks, Briar Creek benefits from the portfolio's shared management and maintenance personnel, allowing the two properties to operate under a coordinated management structure. The two communities contain 66 pads, with 40 currently reported as tenant-occupied. The ownership group reports 37 tenant-owned homes and six park-owned homes across the portfolio, including two double-wide manufactured homes. The park-owned homes generate average monthly rents of approximately $1,000, while tenant-owned homes generate average monthly lot rents of approximately $445. The most recent rental increases for both park-owned homes and lot rents occurred in April 2024, presenting an opportunity for a new owner to evaluate rental rates against prevailing market conditions. Both communities utilize annual rental agreements. Rental payments are currently collected by the on-site manager, and four tenants are reported to be delinquent. The parks are served by municipal water and sewer, with individually metered electric, water, and gas service. Utilities are not currently billed back to tenants, creating an opportunity to evaluate utility reimbursement or direct billing arrangements, subject to applicable laws, existing leases, and utility-provider requirements. Ownership is responsible for community garbage service, snow removal, and mowing common areas and vacant pads.
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 | $2,350,000 |
|---|---|
| Sites | 66 |
| Price per site | $35,606 |
| First seen by UnitListed | Oct 27, 2026 |
| Source page last checked | Oct 27, 2026 |
| Source last changed | Oct 27, 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 Oct 27, 2026; that is not the same as when it came to market, and we have no way to know the latter.
- Oct 27, 2026First seen by UnitListed
The asking price has not changed across any of our observations.
