River Hill MHP 65 River Rd 15 Unit Mobile Home Park $962,472 CAD ($64,165 CAD/Unit) 8.37% Cap Rate Essex Junction, VT 05452

The Esterson MHC Team is pleased to present River Hill MHP, located in Essex Junction, VT (Burlington-South Burlington VT, MSA), a stabilized, cash-flowing manufactured housing community consisting of 15 total lots with immediate upside through infill, rent growth, and operational improvements.
River Hill MHP is located in the Burlington-South Burlington VT, MSA - Vermont's most populous region, and sits under 10 miles from downtown Burlington. The area benefits from consistent housing demand, low vacancy rates, and one of the strongest rental markets in the state. Burlington is anchored by institutions such as the University of Vermont and UVM Medical Center and is known for its high quality of life, progressive planning, and stable economy. Manufactured housing in this region serves a broad demographic range including working-class families, retirees, and residents priced out of the traditional housing market.
The Burlington-South Burlington MSA is one of the states most attractive markets with citywide 2-bedroom apartment rents averaging $2,100/month and 3-bedroom rents averaging $2,825/month in Burlington. Average home cost ranges from $500,000-$575,000 in Burlington and median household income in the Burlington MSA is $94,310, illustrating the affordability gap that continues to drive strong demand for quality manufactured housing communities. With limited supply of affordable housing, rising homeownership barriers, and a regulatory environment that restricts new park development, this Vermont portfolio offers investors a stabilized, value-add opportunity with meaningful upside.
River Hill MHP consists of 15 total lots, including 14 tenant owned homes (TOH) and 1 vacant lot. Lot rent for the TOHs is $585/month and the vacant lot represents immediate infill opportunity and a projected market lot rent of $750/month. River Hill MHP is serviced by public water and sewer
(landlord pays, included in rent). Trash is curbside and directly billed to tenants. Electric, gas/propane, and cable are all tenant-paid via direct bill. Landlord mows commons, is responsible for snow plowing, and maintains the private paved road. The park itself is not in a flood zone, although the section of the parcel across the road along the river is in a flood zone. The park is not in an opportunity zone.
River Hill MHP is being offered at a purchase price of $700,000 reflecting an 8.37% cap rate on in-place operations (P&L 1). The mark-to-market 11.7% cap rate, reflecting full occupancy at market rents, translates to a potential upside value of $1,020,854 at an 8.0% exit cap. Investors may achieve meaningful upside by infilling the 1 vacant MH lot at a market rent of $750/month, gradually increasing legacy tenants toward market levels and billing back water expenses. All offers should include price, inspection timeline, terms, proof of funds, due diligence requirements, and relevant real estate experience.