PAX REALTY - Joyce June, Real Estate Broker
licensed in NY, SC and NC
P O Box 32 - Ovid NY 14521
607-220-7762
www.mobilehomeparksforsale.biz
MOBILE HOME PARKS FOR SALE – HOTSHEET – October 19, 2014
MOBILE HOME PARKS FOR SALE:
Ithaca NY area – Tompkins County - Benjamin Hill Heights, 35 Benjamin Hill Rd, Newfield NY 14867 – $490,000 – 22 lots with 19 occupied at 360/mo – public water/sewers (tenants pay) – 11.73 acres – net income is approximately 48,341/yr – very well run park will gorgeous views – 10% cap rate
Pax Realty listing
Kirkwood NY – Broome County - Southern Tier Communities LLC – 13795 Route 11 (just of I81 – exit 1) – 20 lots with 5 vacant – 7.7 acres - possible owner financing with 25% down and a balloon payment in 3 yrs - $400,000
Pax Realty listing
Newark Valley MH Community LLC at Route 38 and Brown Rd, Newark Valley NY – Tioga County – well/septics – 6.9 acres – 28 to 36 lots with 12 occupied (all park owned homes) – this park needs work – many vacancies – park needs newer homes, but it’s only 18 miles from Ithaca NY and could be a money maker … right now it’s not … possible owner financing or seller says he’ll consider discounting it for a cash offer … asking $210,000 … back section is in a flood zone so incoming homes will have to be raised
Pax Realty listing
Stephentown NY 12168 - 20 minutes from Albany NY – Rensellaer County
East Woodland Mobile Home Estates, 62 Willow Way
995,000 (just reduced from 1.1M)
11,015/mo gross income – net is about 91,972/yr
25 lots with 19 occupied + house + 7 unit apartment building on approximately 37 acres
well and septics – well run mobile home park with routine maintenance and happy tenants
current lender says they’ll consider a new loan for a buyer
for brochure and more details, go to www.StephentownNY62WillowWay.com
Ripley NY – Chautauqua County
Old State Street Estates – Sandy Lane – off Rt 76 between Rt 5 and the NYS Thruway
95,000 - cash buyer is probably needed due to the vacancies
20 lots with 6 occupied at 160/mo (way too low)
public water and sewers
13 acres surrounded by vineyards – can see Lake Erie from the exit – bring in new doublewides and market them to Canadian buyers or snowbirds as second homes – near several casinos, a spa, marinas, state parks, Niagara Falls, Pa border and border to Canada
you’re buying 20 lots with public water and sewers for 4,750/lot … unbelievable!
unexpected death and voluntary signover caused the last sale
Pax Realty listing – for brochure and more details, go to www.RipleyNYMHPSandyLane.com
I’m cobroking on over 60 additional mobile home parks and can work as a buyer’s agent.
I have to clearly identify my buyers to the listing agents or sellers. Confidentiality is required and you need to hire me as your buyer’s agent. Pax Realty listings are excluded since I’m already working as a seller’s agent.
I’m in mobile home parks for the long haul! I believe in communities and good neighbors!
I’ve added a bookkeeping division (Affordable Bookkeeping Services) that specializes in mobile home park accounting. I know what buyers and lenders want.
I can produce monthly financial statements that will save you money on year end income tax preparation.
I can audit your STAR rent discounts to make sure you’re giving the right rent credits and I have an excellent contact if your want to try to lower your assessment.
If you’re ready to sell, talk to your CPA about how a sale will affect your taxes.
There’s no security in today’s world. You need a backup plan. Mobile home parks are great investments if you have the right management in place. Your manager will make or break you!
When the community works together … the community works!
I’m available to do consulting work at your park. You need to protect your investment. I can show you how.
If you’re through surfing and you’re serious about buying a park, call me.
There’s a reason why I have so many repeat buyers.
I’m working hard to improve the image of parks. In today’s world we definitely need affordable living!
Watch my website for trends and be sure to send me an email so you’re in my database to get my hotsheets. I get new parks all the time.
Send me an email to let me know you’re still looking for a park. My software will be dropping inactive names very soon.
I’m adding a division to find good, used mobile homes for vacant lots in parks I’ve sold. Sorry … these homes are only available if you’ve bought or sold a park thru me.
I want you to buy a mobile home park from me and I want you to be successful.
I’ll be here when you’re ready to buy your next park too! I look forward to doing business with you!
If you’re a first time park buyer, jump in! It’s a great time to be buying parks and I’ve got one with your name on it!
If you’ve got a favorite contractor, transporter or certified installer and want them added to the “honorable mention” section, email me their contact information. I’m starting a newsletter for people who have bought parks from me. It will have management tips as well as excellent contacts for removing abandoned homes, insurance, risk reduction etc.
I am honored to be working with NYS code enforcers … to listen to their concerns about mobile home parks. They are very reasonable people. If you don’t want to correct violations in your park, let’s sell it. I’m told licenses are not being issued to any park that has violations. Buyers don’t want problems.
I might consider managing your park while it’s listed with me. I can make a transition easier. I’m not cheap, but I might be able to get you thousands more if your park is compliant, efficient and properly run.
I may be interested in putting a sales office into your park. Let’s get creative.
park owners: last month, I attended a training session for code enforcers on the installation of mobile homes and I came away with one very important observation … hire ONLY NYS certified installers to bring homes into your park … and apply for a permit … work closely with the code enforcer to make sure your installer complies with NYS requirements … make sure you have an installation booklet from the manufacturer … make sure the installer applies the required certificate … make sure you know the requirements for steps and decks and slabs … if it’s not done right, NYS and local code enforcement can make you tear everything out and start over … don’t take the chance … do it right the first time … and if you’re buying a park, make sure you can get a C of O for all the model homes
NYS has full details on their website … check it often!
purchase offers usually say that the park will be in complete compliance with all federal, state and local regulations … no one likes surprises … take care of any issues now … you’ll have to do it sooner or later and it could delay your closing
I’m meeting some very special code enforcers and most are telling me the same thing … they’d be very happy to work with park owners to help them improve and protect their investments … some are frustrated that they can’t get the park owners to cooperate … they’ll get your attention one way or another … why not do it the easy way? and … happy tenants are long term tenants, which will make your life easier in the long run … and will make your park more profitable
I’m getting very good tips from them on how to fix potholes etc … I’m hearing reasonable solutions to problems every park has and I’m even identifying some non-profit agencies that will work with low income tenants to maintain their mobile homes … code enforcers are a very valuable resource, if you’ll use them!
I now have all the parks in NYS on my computer (by county) and I have sales information that can help us determine market rates etc.
low overhead = lower commissions
I’ve sold 60 parks in NYS over the last 15 years.
You won’t find a more involved real estate broker than me! I’ve seen what works and what doesn’t work. My tips can save you thousands of dollars.
Joyce June, Broker – Pax Realty
www.mobilehomeparksforsale.biz
607-220-7762