61600 Youngman Rd, Three Rivers, MI 49093

Golden Pond Estates is a 42-pad affordable home community located on 16.61 acres in Three Rivers, MI. The park was built in the early 1970s and is currently in legal and conforming status. The property is zoned (201) commercial. A portion of the park is located in a flood zone, and the owner states that because homes are up on blocks, they are technically not in the flood zone; a “shop” is in the flood zone.

The park is approximately 95% occupied, with 35 occupied tenant-owned homes averaging about $370/month, five POH pads averaging about $870/month, and one vacant pad plus one vacant trailer that needs to be removed. Pad sizes are 50 x 100, and the park does not utilize leases. The owner reports that vacant pads are believed to have electric, water, and sewer to the site, with electrical meters to each pad. The park is on well and septic, with two wells; the water pipes are galvanized and sewer lines are believed to be cast iron. LP tanks on trailers are billed directly to them, and the owner reports garbage service is provided.

Onsite operations include paved asphalt roads in “good” condition, tenant responsibility for mowing their own spaces, and park mowing of empty pads and common areas, plus snow removal as needed. Two tenants are currently behind in rent. The park’s last pad rental rate increase was in August 2019, and POH rents were also last raised in August 2019. The park currently takes payments via Cashapp, check, money order, or cash.