4500 Tiffany Dr, Kannapolis, NC 28081

Sunstone Real Estate Advisors is pleased to present the opportunity to acquire Town and Country MHP and Country Squire MHP, a two-community manufactured housing portfolio totaling 154 sites located within the Charlotte, North Carolina MSA. Collectively, the portfolio operates at 92.2% physical occupancy with a blended average site rent of $744 per month, providing investors with immediate in-place cash flow and clear value-add upside. The communities are comprised entirely of tenant-owned homes, eliminating park-owned housing exposure and reducing operational complexity. The offering benefits from strong regional demand drivers, including population growth, employment expansion, and a limited supply of affordable housing alternatives.

Town and Country MHP is an 80-site community currently operating at 100% occupancy with average site rents of $829 per month, representing a stabilized asset with durable cash flow and minimal near-term capital requirements. The property’s full occupancy reflects strong resident demand and supports the defensibility of in-place rents. With no vacant sites and a 100% tenant-owned home structure, Town and Country provides predictable income and serves as the stabilizing component of the portfolio.

Country Squire MHP consists of 74 sites, of which 62 are currently occupied, resulting in 83.7% occupancy and average site rents of $659 per month. The community features 12 vacant sites, offering a clear infill opportunity without the need for zoning changes or infrastructure expansion. In-place rents at Country Squire remain below broader market levels, allowing for rent realignment potential as occupancy improves. Upside is further supported through professional management, expense optimization, and operational efficiencies.

Both communities are well-maintained, all-ages manufactured housing assets situated on a combined 37+ acres, with utilities largely tenant-direct billed, limiting owner expense exposure. Financial projections indicate stabilized cap rates in the mid-to-high 6-9% range and cash-on-cash returns between 5-12%, driven by rent growth and the absorption of vacant sites at Country Squire. This portfolio presents a compelling investment thesis centered on durable cash flow, operational upside, and long-term affordability-driven demand in one of the Southeast’s most dynamic metro areas.