Mobile Home Park Investment Opportunity – Cogan Station, PA

If you're looking for a stable investment with strong income potential, look no further! This 58-lot mobile home park in Cogan Station, PA, Lycoming Township, is offered at an 8.5% cap rate and features long-term tenants, making it a prime opportunity for investors seeking long-term growth.

The park currently has 35 occupied lots and 23 vacant lots, with a mix of tenant-owned homes (TOH) and park-owned homes (POH). Additionally, there's an on-site apartment with a garage that generates $500/month, adding to the consistent cash flow.

With a self-managed setup and minimal landlord responsibilities—tenants handle lawn care and snow removal—this property is easy to maintain. Tenants are also responsible for their own trash service.

Property Overview:
This property consists of 58 total lots, with 35 currently occupied and 23 vacant. The stable tenant base includes 23 tenant-owned homes (TOH) and 12 park-owned homes (POH). An on-site apartment with a garage generates $500 per month. The park is self-managed, with tenants taking care of lawn care and snow removal, and they also handle their own trash service.

Financial Highlights:
The total gross income for the property is $22,065 per month, or $264,780 annually. Estimated operating expenses are $54,410.76 per year, leaving plenty of room for strong cash flow and future growth potential. *Rent increase on 15 lots May 2025 @ $50 per lot.

Utilities & Infrastructure:
The park is supplied with well water, costing approximately $500 per month, which is managed by a well operator. City sewer service from the Williamsport Water Authority is $2,100 per month, and the pump house is powered by PPL, costing $200 per month. Tenants are responsible for lawn care, snow removal, and their own trash service.

Investment Highlights:
This property offers a stable income stream with a solid mix of tenant-owned homes and park-owned homes. It also benefits from city sewer service, eliminating the need for costly septic maintenance. The park is self-managed, making it a low-maintenance investment for the owner.

Upside Potential:
There is significant room for growth. Filling 23 vacant lots at $525/month ($12,075/month; $144,900/year additional income). Increase TOH lot rents to market rates ($2,265/month across all lots under $525; $27,180/year additional income).

Located in the R-S Zoning District of Lycoming Township, this mobile home park is grandfathered as a conditional use, ensuring it can continue to operate as it is.

Don't miss out on this amazing opportunity! Call today for more details or to schedule a tour!