Hillcrest Villas MHP 3868 Western Tpke 73 Unit Mobile Home Park $4,791,745 CAD ($65,640 CAD/Unit) 7.71% Cap Rate Duanesburg, NY 12056

The Esterson MHC Team is pleased to present Hillcrest Villas MHP, located in Duanesburg, NY (Albany-Schenectady-Troy MSA), a cash flowing, value-add investment consisting of 73 total sites with immediate upside through infill, rent growth, and operational improvements.
Located approximately 20 miles west of Schenectady along the Western Turnpike (US Route 20), Duanesburg sits within New York’s Capital Region — the state’s third-largest metro area with a population of approximately 913,000. The Albany-Schenectady-Troy MSA benefits from a diversified employment base anchored by state government, healthcare systems (Albany Med, Ellis Medicine), higher education (SUNY Albany, Union College, RPI), and a growing technology sector marketed under the “Tech Valley” brand. Schenectady County is currently the fastest-growing county in the Capital Region at 1.2% annual growth, driven by strong domestic in-migration and new housing demand.
This offering consists of 73 total sites, including 58 tenant-owned homes (TOH) and 2 occupied apartments, 1 vacant apartment and 12 vacant mobile home lots, presenting a strong infill and stabilization opportunity. The average MH lot rent is approximately $519/month, with projected market lot rents around $650/month, providing natural room for rent growth. The 2 occupied apartments generate additional income at an average of $1,143/month, and the 1 vacant apartment has a projected rent of $1,300/month.
Hillcrest Villas is serviced by private well water (metered, billed back to tenants) and private septic (landlord pays, included in rent). Trash is curbside and tenant-paid via direct billing. Electric, gas/propane, and cable are all tenant-paid direct bill. Roads are private and paved. The community sits on 70.21 acres and is NOT in a Flood Zone and NOT in an Opportunity Zone. Landlord mows common areas and is responsible for snow plowing.
Hillcrest Villas MHP is being offered at a purchase price of $3,500,000, reflecting a 7.7% cap rate on in-place operations (P&L 1). The mark-to market 10.1% cap rate, reflecting full occupancy at market rents, translates to a potential upside value of approximately $4,700,000 at a 7.5% exit cap. Investors may achieve meaningful upside by infilling 12 vacant MH lots, leasing the vacant apartment and gradually increasing rents toward market levels. All offers should include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant real estate experience.