807 Schwabe St, Freeland, PA 18224 For Sale

The MHP Value Team is pleased to offer for sale Hawk Hills Mobile Home Park, a 37-pad value-

add and infill opportunity located at 807 Schwabe Street in Freeland, Pennsylvania, within the

Scranton/Wilkes-Barre MSA. The property is currently underutilized, featuring six (6) occupied

lot rentals averaging approximately $523 per month including utility bill-backs, one (1)

abandoned tenant-owned home, one (1) Vacant Park Owned Home, and twenty-nine (29) vacant pads, providing a clear and

immediate path to lease-up and stabilization.

Hawk Hills presents a rare opportunity to acquire a below-replacement-cost community,

offered at $650,000, significantly under the cost to develop new infrastructure and entitle a

comparable site in today’s market. The property is supported by existing infrastructure and

layout, allowing an investor to execute a phased infill strategy while minimizing entitlement

risk. Survey and zoning documentation support the feasibility of utilizing the existing 37-pad

footprint. The property is zoned R-3 (Multi-Family Residential), where manufactured housing is

permitted as a conditional use, and operates as a legally nonconforming mobile home park

originally developed before current zoning ordinances. The zoning report indicates no known

outstanding code violations and confirms the property’s grandfathered status, allowing for

continued use and rebuildability within the existing footprint. A recently issued Zoning

Certificate of Non-Conformity reinforces the ability to utilize all 37 existing pads, subject to

standard municipal requirements.

From an investment standpoint, Hawk Hills is well-positioned to capitalize on growing demand

for affordable housing in Northeastern Pennsylvania, as the Scranton/Wilkes-Barre MSA

benefits from migration out of New York and New Jersey and a widening housing affordability

gap. The business plan assumes a phased lease-up of vacant pads through tenant-owned

homes or park-owned inventory, driving NOI growth as occupancy increases. With low going-in

occupancy and significant upside, Hawk Hills presents a compelling opportunity for investors

seeking a scalable, high-yield asset with strong fundamentals and limited entitlement risk,

with a clear path to value creation and projected returns exceeding a 26%+ IRR in years 4–6.