3472 Sharon Rd, West Middlesex, PA 16159

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.

Location

West Middlesex is a borough along the Shenango River in southwestern Mercer County, Pennsylvania, United States. The population was 815 at the 2020 Census.

The median home cost in West Middlesex is $188,000. Home appreciation the last 10 years has been 57.9%. Home Appreciation in West Middlesex is up 15.7%.

Renters make up 24.5% of the West Middlesex population.

The average 1-bedroom rents for $650/month.
The average 2-bedroom rents for $830/month.
The average 3-bedroom rents for $1120/month.
The average 4-bedroom rents for $1180/month.

Renters make up 24.5% of the West Middlesex population.

Future job growth over the next ten years is predicted to be 12.6%, which is lower than the US average of 33.5%.

West Middlesex violent crime is 12.6. (The US average is 22.7)
West Middlesex property crime is 22.7. (The US average is 35.4)

Mercer County is a county in the Commonwealth of Pennsylvania.
As of the 2020 census, the population was 110,652. Its county seat is Mercer, and its largest city is Hermitage. The county is part of the Northwest Pennsylvania region of the state.

Here are the largest employers in Mercer County, PA:

•Sharon Regional Health System (1,800 employees)
•UPMC Horizon (1,200 employees)
•State Correctional Institution (400 employees)
•Grove City College (400 employees)
•Joy Cone Company (300 employees)
•First National Bank of Pennsylvania (300 employees)
•George Junior Republic (300 employees)
•NLMK Pennsylvania (250 employees)
•Werner Co. (200 employees)
•Mercer County Government (200 employees)