West Middlesex Estates MHC
West Middlesex, PA
Asking price
$1,400,000
Sites
—
Cap rate
—
Price / site
—
About this property
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.
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 | $1,400,000 |
|---|---|
| Address | 3472 Sharon Road |
| First seen by UnitListed | Sep 6, 2026 |
| Source page last checked | Oct 24, 2026 |
Before you call the broker
8 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.
Site count and hookup mix — not disclosed
How many sites are there, and how many are full-hookup, partial or tent?
Full-hookup sites earn a multiple of what a tent site does. The count alone does not tell you the income.
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
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.
