22 W Kidds Mill Rd, Transfer, PA 16154

Sunstone Real Estate Advisors is pleased to present Creekside Court, a 64-site manufactured housing community located in Transfer, Pennsylvania. The community is strategically positioned approximately 1 hour from Pittsburgh, Pennsylvania and 1.5 hours from Cleveland, Ohio, providing residents convenient access to major regional employment centers and economic drivers throughout western Pennsylvania and northeastern Ohio.

The property totals 64 manufactured housing sites, consisting of 31 resident-owned occupied homes, 7 lease-purchase occupied homes, 8 vacant community-owned homes, and 18 vacant spaces. Current occupancy is approximately 59.4%, providing significant upside through lease-up, home sales, and infill initiatives. The community currently generates average in-place site rents of $496 per month. Based on the current rent roll with adjusted expenses, the property currently generates ~$140,746 in NOI.

Operations reflect a value-add profile with clear opportunities to improve performance through increased occupancy, gradual rent growth, and rehabilitation of existing vacant inventory. Projections estimate occupancy growth from 40 occupied sites currently to 52 occupied sites by Year 3, while average monthly rents increase from approximately $496 to $571 per month over the same period. Creekside Court offers investors multiple paths to value creation through operational improvements, infill potential, and optimization of underutilized community-owned inventory without requiring significant development risk.