Mobile Home Park with
For Sale
$449,900
Pending
261 Schipps Lane, Mount Bethel, PA 18343
Residential Income, Mount Bethel, PA
Property Size5,000 SF
Lot Size7.72 Acres
Days on Market47
Property Features for 261 Schipps Lane
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Zoning description
Residential
Bedrooms
9
Full bathrooms
6
Rooms
Bathroom 6, Bedroom 2, Bathroom 2, Bedroom 7, Bathroom 1, Bathroom 5, Bedroom 1, Bathroom 4, Bedroom 8, Bedroom 9, Bedroom 6, Bathroom 3, Bedroom 5, Bedroom 3, Bedroom 4
Lot features
Wooded
View
Forest
Elementary school district
Bangor Area
Middle school district
Bangor Area
High school district
Bangor Area
Subdivision
Upper Mount Bethel Township
Standard status
Pending
APN
5769-00-5565-5056
Size
5,000 SF
Lot size
7.72 Acres
Taxes and HOA fees
Tax Year
2026
Tax Description
Block: 10 /Lot: 2 /School District: 01-Bangor Area /Outbuilding Value: 57980
Tax Annual Amount
4786
Legal Description
Block: 10 /Lot: 2 /School District: 01-Bangor Area /Outbuilding Value: 57980
Utilities
Sewer type
Cesspool
Heating system
Oil, Forced Air, Hot Water(Heating), Baseboard, Electric (Heating)
Cooling system
Window Unit(s)
Water source
Well
Building Details
Year built
1974
Floors in Building
1
Number of units
4
Roof type
Metal, Shingle
Listing Agency:
Win Win Realty Inc.
Listed By:
AJ DePue
(610) 419-9455
Added: Jul 28
Changed: Sep 3
Last Checked: Sep 12 at 10:06AM
MLS# PM-143405
Copyright © 2026 Pocono Mountains Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mobile home park occupies 7.72 acres and includes 4 seller-owned mobile homes, a detached 3-car garage, and a fifth concrete pad with utility hookups prepared for another mobile home. The homes are fixed on concrete pads and feature updated living quarters. The property contains 5,000 square feet and was built in 1974.
Long-term tenants occupy all four homes. Tenants handle their own electric service, heating, and lawn care, while ownership provides water, sewer, garbage service, and snow removal. Water is supplied by a well, and the property uses a cesspool. Heating includes oil, forced air, hot water, baseboard, and electric systems, with window unit cooling.
Long-term tenants occupy all four homes. Tenants handle their own electric service, heating, and lawn care, while ownership provides water, sewer, garbage service, and snow removal. Water is supplied by a well, and the property uses a cesspool. Heating includes oil, forced air, hot water, baseboard, and electric systems, with window unit cooling.
Key Highlights
- 7.72‑acre mobile home park with 4 seller‑owned homes
- All 4 mobile homes are fully rented to long‑term tenants
- Fifth concrete pad includes utility hookups for another mobile home
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$30,426
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.76%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$608,520
$608.5K
Cap Rate 7%
$434,657
$434.7K
Cap Rate 9%
$338,067
$338.1K
Market Conditions
NOI Build-Up for 5,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$60.0K $12.00/SF
− Vacancy
−$4.7K −$0.94/SF
EGI
$55.3K $11.06/SF
− OpEx
−$24.9K −$4.98/SF
NOI
$30.4K $6.09/SF
Area
Northampton County, PA
Vacancy
7.80%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$608,520
Cap Rate 7%
$434,657
Cap Rate 9%
$338,067
Alternative Uses
Best Use
Apartment 5plus
$434.7K
$380.3K – $507.1K
NOI $30,426 @ 7.0% cap · market cap 6.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$948.3K
$829.8K – $1.11M
NOI $66,384 @ 7.0% cap · market cap 14.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 18343, PA
3,819
Population
1,879
Households
2
Avg Household Size
52
Median Age
32%
College-Educated
95%
High-School Grad
20.4 sq mi
ZIP Area
187
Density / Sq Mi
$79,861
Median Household Income
$49,784
Median Earnings
$1,179
Median Rent
$274,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Four seller-owned homes have established occupancy, with an additional connected pad ready for a new mobile home.
Where is this mobile home & rv park located?
The property is located at 261 Schipps Lane Mount Bethel, PA.
What is the asking price?
The asking price for this property is $449,900.
What are key features of this property?
This property features: 7.72‑acre mobile home park with 4 seller‑owned homes; All 4 mobile homes are fully rented to long‑term tenants; Fifth concrete pad includes utility hookups for another mobile home
