Capricorn MHP
3-Park MHC Portfolio | 61 Pads | $275,940 Gross Annual Income
Marketing description
ERA One Source Realty is pleased to present an exclusive opportunity to acquire a three-park manufactured housing community portfolio totaling 61 pads across north-central Pennsylvania. The portfolio comprises Saegertown MHC (Crawford County), T&J MHC (Centre County), and Capricorn MHC (Clearfield County) — three cash-flowing communities offered together as a single portfolio acquisition.
The portfolio generates approximately $22,877 in gross monthly income and offers a private investor immediate scale in one of the most resilient asset classes in commercial real estate. Manufactured housing communities have demonstrated consistent occupancy, low tenant turnover, and strong rent collections through economic cycles, making them a preferred vehicle for wealth preservation and passive income.
Each park is served by municipal water and sewer, reducing capital risk associated with private utility systems. Saegertown currently bundles water, sewer, and trash into lot rent — presenting an immediate value-add opportunity through utility billback implementation, which alone could meaningfully improve NOI without any physical capital investment. Additional upside exists across all three parks through pet fee programs, ancillary income optimization, and modest lot rent growth in a market where rents remain well below state and national MHC averages.
Beyond the core pad income, Saegertown includes a 15-space RV park and a vacant commercial building fronting a high-traffic intersection at US Routes 6 and 19, offering a buyer additional income-producing potential. The portfolio also includes a mix of tenant-owned homes, park-owned rentals, and rent-to-own arrangements — providing revenue diversity and a path to home sales proceeds as units turn.
At a combined asking price of $1,800,000, the portfolio is offered at approximately $29,500 per pad — an attractive basis relative to current transaction pricing for stabilized MHC assets. This is a rare opportunity for a private investor or family office to establish or expand a manufactured housing platform across three counties with a single closing.
Investment highlights
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INVESTMENT HIGHLIGHTS
- 61-Pad Portfolio Across Three Parks — Saegertown MHC (40 pads), T&J MHC (21 pads), and Capricorn MHC (17 pads) spanning Crawford, Centre, and Clearfield Counties, Pennsylvania
- Strong In-Place Cash Flow — Combined gross monthly income of $22,877 ($274,524 annualized) with high occupancy across all three parks
- Multiple Value-Add Levers — Saegertown currently includes water, sewer, and trash in lot rent with no billback; immediate opportunity to implement utility recovery and add pet fees across all three parks
- Diverse Revenue Streams — Portfolio includes lot rent, park-owned home rental income, rent-to-own contracts, oil tank insurance, and RV pad income
- Additional Income-Producing Assets — Saegertown includes a 15-space RV park and a vacant commercial building with lease-up potential
- Affordable Housing Demand — All three parks served by municipal water and sewer; paved roads at T&J and Capricorn; strong tenant retention characteristic of MHC assets
- Fragmented Market Acquisition — Three-park assemblage offers a private investor immediate scale in a supply-constrained asset class with high barriers to new development
- Attractive Basis — Combined asking price of $1,800,000 ($29,508/pad) well below replacement cost and current market pricing for stabilized MHC assets
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