864 S Main St, Beacon Falls, CT 06403

Sunstone Real Estate Advisors is pleased to present the opportunity to acquire Rivers Edge MHC, a stabilized 60-site manufactured housing community located at 864 South Main Street in Beacon Falls, Connecticut, within New Haven County and the New Haven–Milford Metropolitan Statistical Area. The property consists of 60 total rentable units situated on approximately 5.5 acres, including 55 manufactured housing sites, three apartment units, and two commercial units. The manufactured housing component is currently 98% occupied with 54 tenant-owned homes, providing durable in-place occupancy and predictable cash flow. 1 home is currently under rehab and assumed to be sold & rented by a potential sale, taking the total tenant-owned home count to 55 and 100% occupancy.

Based on current operations and adjusted expenses, the property generates approximately $527,927 in annual revenue and $347,883 in Net Operating Income, reflecting a stabilized operating profile supported by full occupancy. Financial projections assume modest annual rent increases of approximately 5%, increasing average lot rents to approximately $766 per month by Year 3, with projected revenue reaching roughly $585,308 and Net Operating Income increasing to approximately $388,750.

Rivers Edge MHC benefits from a strategic location along Connecticut Route 8, providing residents convenient access to nearby employment centers throughout New Haven, Waterbury, and Bridgeport. The surrounding New Haven–Milford MSA is supported by a diverse economic base anchored by healthcare, higher education, advanced manufacturing, and professional services. These regional economic drivers support sustained demand for workforce and attainable housing throughout the area.

Rivers Edge MHC offers investors the opportunity to acquire a fully stabilized manufactured housing community with diversified income streams in a supply-constrained Connecticut housing market. The combination of stabilized occupancy, multiple revenue sources, and projected rent growth provides a clear path for continued Net Operating Income expansion and long-term cash flow durability.