The Esterson MHC Team is pleased to present the 6 Park Portfolio – Vermont

A 118-lot manufactured housing community portfolio located across six sites in Rutland, Orange, Johnson, Barre, Essex Junction, and Washington, Vermont. This offering represents a rare opportunity to acquire a cash-flowing, infill-ready portfolio in a high-demand market with strong demographics and limited affordable housing supply.

These communities are situated within or proximate to the Burlington–South Burlington MSA, Vermont’s most populous region. 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 portfolio totals 118 units across six parks, with 117 currently occupied and 4 park-owned homes (POH). Across the portfolio, average lot rent is $500/month and average gross rent is $518/month. Pleasant View MHP, Mountain View MHP, and Washington North MHP contain 4 occupied POHs and 1 vacant lot offering immediate upside potential through infill, utility metering, POH to TOH conversion and operational improvements. The average expense ratio across the portfolio is approximately 42%, supporting strong net operating income performance and immediate cash flow.

The properties are served by a mix of public and private utility infrastructure. Dorr Dr, East Barre, and Pleasant View MHPs are on city water and sewer, while Mountain View and Washington North operate on private well and septic systems. All systems are actively maintained, with metering and billback improvements underway or scheduled for installation in Q3 2025. Trash service is provided at all sites, and road maintenance is managed by the park owners.

The portfolio is located in Vermont’s most attractive submarkets, with citywide 2-bedroom apartment rents averaging $2,100 and 3-bedroom rents averaging $2,825 in Burlington. Median home prices are over $478,000 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. All parks are currently performing with 99% occupancy and provide an excellent platform for scalable operations and future rent growth.

We are asking investors to submit offers at or above $6,070,823 (a 7.56% cap rate upon entry). All offers must include price, inspection timelines, appropriate terms, proof of funds, a list of due diligence items required from ownership, and relevant real estate experience. This portfolio presents a new buyer with a very well located and strongly stabilized portfolio with future upside. Both conventional recourse, non-recourse, and bridge lending options should be available.

Broker Info:
Jeffrey R. Nick – NAI J.L. Davis Realty
29 Church Street, 3rd Floor, Burlington, VT 05401
Lic # 081.0000142
(802) 876-6923