10110 E 120th Ave, Henderson, Colorado, CO 80640 For Sale

Northmarq is pleased to present the opportunity to acquire Cottonwood Mobile Home Park, a thirty (30) unit manufactured housing community located in Henderson, Colorado, just a short drive from downtown Denver. The property is serviced by city water and sewer. The community consists of twenty-five (25) single-wide home sites and five (5) apartment units.

Cottonwood is offered at $3,250,000, underwritten with a 39.45% expense ratio. Based on current operations, an investor can acquire the property at an in-place cap rate of 5.89%, with upside to approximately 6.90% in Year 1 through the execution of identified value-add initiatives.

The property presents multiple value-add opportunities, including:

• Rent growth, with in-place rents estimated to be 15–20% below market.

• Capital improvements, including road repaving.

• Enhancing housing quality over time through the addition of new park models and upgraded single-wide homes, elevating the overall caliber of the community and longterm tenant base.

Henderson, Colorado is located approximately 15 miles north of downtown Denver and benefits from proximity to one of the strongest and most resilient housing markets in the country. Average home values in Henderson are approximately $499,950, underscoring the affordability advantage manufactured housing provides relative to traditional homeownership. The area benefits from strong demographic fundamentals, including population growth, a diverse employment base, and access to major transportation corridors. The broader Denver metro continues to be driven by key industries such as aerospace, technology, healthcare, logistics, and energy, supporting sustained housing demand and long-term investment stability.