2 Locations

The Esterson MHC Team is pleased to present Fairplay MHC & Gold Pan MHC in Fairplay CO. A cash-flowing, stabilized investment with a value-add component, consisting of 101 total units across two communities located in Fairplay, CO, within Colorado’s historic South Park basin along the US-285 corridor.

Located approximately 22 miles from Breckenridge Ski Resort, Fairplay serves as the county seat of Park County and a critical workforce housing hub for surrounding resort and mountain communities. The region benefits from proximity to outdoor summer and winter recreation, tourism-driven employment, and regional trade, while facing significant housing supply constraints due to zoning restrictions, limited land availability, high elevation building costs, and minimal new development activity. These dynamics continue to drive strong demand for affordable housing options throughout Park County.

The portfolio consists of 101 total units, including 85 lots with 80 occupied TOH lots at Fairplay and 16 lots with 16 occupied TOH lots at Gold Pan, along with 4 vacant lots at Fairplay and 1 vacant POH, providing infill and conversion upside. All 96 occupied units are tenant-owned homes, offering a low-maintenance, high-margin income stream with no park-owned home exposure. Many of the TOH are newer homes with upgraded exteriors and higher end finishes. In-place lot rents average approximately $1,096 per month, with new tenants renting at $1,295 per month, and some legacy tenants still at $995 per month, reflecting meaningful mark-to-market upside through rent normalization across the portfolio.

The communities are serviced by well water at Fairplay and public water at Gold Pan, with public sewer at both parks. Public water is available at Fairplay. Trash service is provided via curbside collection at both communities. Water, sewer, and trash are included in rent. Roads are privately maintained. The seller has invested over $500,000 into capital improvements including paving, installing a new playground and installation of a community gazebo, and well water system upgrades at Fairplay.

The portfolio is being offered to well qualified investors at $14,500,000. Using market rents and stabilized expense scenario including vacant lot lease-up, the portfolio is projected to achieve a stabilized NOI approaching $1,159,000, with an estimated stabilized value of $21,000,000. Various loan options are available. This represents a compelling opportunity for investors to acquire scale in a high-barrier-to-entry Colorado mountain resort adjacent market with strong in-place income and a clear path to value creation. All offers must include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant manufactured housing or real estate ownership experience.