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    Manufactured Housing Community Title is generated by Realmo AI

    22 W Kidds Mill Rd, Transfer, PA 16154

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    64-site manufactured housing community in Transfer, PA with 59.4% occupancy and a mix of occupied and vacant sites.

    Type:Mobile Home Park
    Added:
    May 28, 2026
    Days on Market:
    10
    Last Refresh:
    Jun 6 at 5:46 am

    Property Features for 22 W Kidds Mill Rd

    General Information

    Standard status
    Active
    Property subtype
    Mobile Home Park

    We can help!

    Listing Contact
    Kolman Bubis

    Listing agent Kolman Bubis License #471.001148

    Listing office Sunstone Real Estate Advisors

    Listing date May 28, 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

    HighLights

    • 64‑site manufactured housing community in Transfer, PA
    • Current occupancy is approximately 59.4% with 31 resident‑owned occupied homes, 7 lease‑purchase occupied homes, 8 vacant community‑owned homes, and 18 vacant spaces
    • Average in‑place site rents are $496 per month
    • Reported current NOI is approximately $140,746 based on the current rent roll with adjusted expenses
    • Value‑add projections: occupancy increase from 40 occupied sites to 52 by Year 3
    • Value‑add projections: average monthly rents increase from approximately $496 to $571 by Year 3

    Overview

    Creekside Court is a 64-site manufactured housing community in Transfer, Pennsylvania. The property includes 31 resident-owned occupied homes, 7 lease-purchase occupied homes, 8 vacant community-owned homes, and 18 vacant spaces. Current occupancy is approximately 59.4%, with on-site income supported by in-place site rents averaging $496 per month, as stated in the provided rent information.

    The community is positioned about one hour from Pittsburgh and 1.5 hours from Cleveland, offering residents access to major regional employment centers across western Pennsylvania and northeastern Ohio. The current mix of occupied and vacant inventory, including both vacant community-owned homes and vacant sites, provides a clear operational focus for improving utilization.

    For investors, Creekside Court is presented as an opportunity with a value-add operations profile, centered on increasing occupancy and optimizing underutilized community-owned inventory. The offering materials also reference a plan to grow occupied sites from 40 to 52 by Year 3 and to increase average monthly rents from approximately $496 to $571 over the same period, alongside rehabilitation of available vacant inventory. The property is being offered for sale, with financial performance described in the remarks based on adjusted expenses.
    Location Intelligence

    Current Use by Public Records

    Mobile home & RV ...

    Suggested Use

    Hair Salon Building Supply Auto Repair Shop Big Box & Wholesale Store Auto Parts Store Department Store Bar & Pub Grocery & Convenience Store Food Market Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Transfer
    County
    Mercer
    State
    Pennsylvania
    Longitude
    -80.398645
    Latitude
    41.352916

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    FAQs

    What type of property is this?
    Mobile home & RV park - 64-site manufactured housing community in Transfer, PA with 59.4% occupancy and a mix of occupied and vacant sites.
    Where is this mobile home & rv park located?
    The property is located at 22 W Kidds Mill Rd Transfer, PA.
    What is the asking price?
    The asking price for this property is $2,225,000.
    What are key features of this property?
    This property features: 64‑site manufactured housing community in Transfer, PA; Current occupancy is approximately 59.4% with 31 resident‑owned occupied homes, 7 lease‑purchase occupied homes, 8 vacant community‑owned homes, and 18 vacant spaces; Average in‑place site rents are $496 per month
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing
    Kolman Bubis
    Real Estate License ID: 471.001148
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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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