Van Fleets Mobile Home Park 24835 Hoehn Road , Sedro-Woolley
Sedro Woolley, WA
Asking price
$9,700,000
Sites
74
Cap rate
6.00%
Price / site
$131,081
About this property
Van Fleets Mobile Home Park is a 74-space 55+ Senior manufactured home community built in 1990 located in Sedro-Woolley, Washington. Property covers 20 acres and offers very spacious home sites and green space throughout for a serene park like setting. Current space rents range between $766.50-$890, with tenants responsible for sub-metered water and garbage. Next rent increase notices have been served per 90-day requirements and will go into effect September 1st. The property is serviced by city water and individual septic systems, with each home site supported by its own 1,000-gallon septic tank and drain field. All systems are maintained through a consistent annual pumping schedule, providing operational reliability. The on-site managers’ compensation is free space rent plus $1,675 monthly salary. Management owns their own home in the park and handles all on-site functions. Current ownership also includes off-site management that charges 5% of Gross that is included in the operating expenses. Both management teams are very agreeable to continue managing for a new owner. The property also includes a fully remodeled 4-bedroom, 3-bath single-family residence leased at $3,600 per month. New Owner could parcel off the home and sell for $600,000+ as it is situated on the outside road of the park, with its own access. This community has additional upsides that include the ability to add spaces by either removing the large storage building (72x40- 2,880 sq ft) or removing the fruit orchard next to single family home.
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 | $9,700,000 |
|---|---|
| Sites | 74 |
| Price per site | $131,081 |
| Cap rate | 6.00% |
| Year built | 1990 |
| Address | 24835 Hoehn Road |
| 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.
