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    Glen Woods MHP Community Title is generated by Realmo AI

    142 Glenallen St, Winchendon, MA 01475

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    112-site, age-restricted community in Winchendon, Massachusetts.

    Type:Mobile Home Park
    Lot size:
    66.00 Acres
    Added:
    May 21, 2026
    Days on Market:
    10
    Last Refresh:
    May 27 at 8:07 am

    Property Features for 142 Glenallen St

    General Information

    Standard status
    Active
    Lot size
    66.00 Acres
    Property subtype
    Mobile Home Park

    We can help!

    Listing Contact
    JIm Fletcher

    Listing agent JIm Fletcher License #9585731

    Listing office Sunstone Real Estate Advisors - Orlando

    Listing date May 21, 2026

    Source Crexi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Sunstone Real Estate Advisors - Orlando

    HighLights

    • 100% Occupancy: Enjoy immediate and stable income.
    • Significant Rent Optimization Opportunity: Lot rents are $115 below market average.
    • Strong Net Operating Income: Current NOI approximately $453,000.
    • Well‑Maintained Community: Pride of ownership contributes to a high‑quality environment.
    • Simple and Lean Operations: Clean operating structure and simple management.
    • No Remediation Capital Required: No immediate capital investment needed.

    Overview

    Glen Woods MHP is a manufactured housing community located in Winchendon, Massachusetts. Situated on 66 wooded acres, this age-restricted community features 112 sites and is currently 100% occupied. The community has long-tenured owners, and touring buyers have consistently described Glen Woods as unlike anything else in their portfolio. The current average lot rent is $504 per month, which is approximately $115 below the adjusted regional market average of $545, presenting a rent optimization opportunity. The Net Operating Income at current operations is approximately $453,000, with a clear path to growth. The operating structure is clean, expenses are lean, and management is simple. The asset requires no remediation capital from day one.
    Location Intelligence

    Current Use by Public Records

    Glen Woods Mobile ... Campground & RV Park Glen Wood II ... Campground & RV Park

    Suggested Use

    Restaurant Auto Repair Shop Kitchen & Bath Showroom Bar & Pub Computer & Electronic Repair Bakery (Bike/Boat/Book/etc) Store Furniture & Home Goods

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Winchendon
    County
    Worcester
    State
    Massachusetts
    Longitude
    -72.015446
    Latitude
    42.69067

    Nearby Similar for Sale

    • $435,000

      Restaurant and Apartment Building

      Turnkey restaurant with apartment and redevelopment potential.
      61 - 63 Glenallen St, Winchendon, MA 01475
      View Details
    • $659,000
      3,818 SF

      Winchendon Four-Unit Income Property

      Four-unit property in Winchendon with strong rental income.
      10-12 School Sq., Winchendon, MA 01368
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    • $450,000

      Winchendon Commercial Property For Sale

      Commercial property for sale located 0.6 miles from Route 12.
      61 - 63 Glenallen St, Winchendon, MA 01475
      View Details
    • $659,000

      Winchendon Four-Unit Income Property

      Four-unit property in Winchendon, fully rented, generating cash flow.
      10-12 School Sq., Winchendon, MA 01368
      View Details

    FAQs

    What type of property is this?
    Mobile home & RV park - 112-site, age-restricted community in Winchendon, Massachusetts.
    Where is this mobile home & rv park located?
    The property is located at 142 Glenallen St Winchendon, MA.
    What are key features of this property?
    This property features: 100% Occupancy: Enjoy immediate and stable income.; Significant Rent Optimization Opportunity: Lot rents are $115 below market average.; Strong Net Operating Income: Current NOI approximately $453,000.
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    JIm Fletcher
    Real Estate License ID: 9585731
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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