Mobile Home Park with Detached
For Sale
$449,900
Pending
261 Schipps Ln, Mount Bethel, PA 18343
Fully occupied park with seller-owned homes, utility connections, and an additional prepared pad.
Property Size5,000 SF
Lot Size7.50 Acres
Days on Market16
Property Features for 261 Schipps Ln
General Information
Standard status
Pending
Size
5,000 SF
Lot size
7.50 Acres
Property subtype
Residential Income
Occupancy
100%
Net Operating Income
$40,000
Additional Details
Utilities to Site
Yes
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$4,786
Listing Agency:
Win Win Realty Inc.
(610) 360-0891
Listed By:
AJ DePue
(610) 360-0891
Source:
Exprealty
Added: Jul 28
Changed: Aug 12
Last Checked: Aug 12 at 12:04PM
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 Win Win Realty Inc.
Investment Insights
Based on property information with market context.
This mobile home park occupies 7.5+ acres and includes 4 seller-owned mobile homes, each set on a concrete pad with utility hookups. The residences have updated living areas and are occupied by long-term tenants. A detached 3-car garage is also part of the property, along with a 5th concrete pad that has hookups in place for a future home.
Tenants handle their individual electric, heat, and lawn care responsibilities. Ownership provides water, sewer, garbage service, and snow removal. The property is currently fully rented and is presented with a stated 9% return on investment.
Tenants handle their individual electric, heat, and lawn care responsibilities. Ownership provides water, sewer, garbage service, and snow removal. The property is currently fully rented and is presented with a stated 9% return on investment.
Key Highlights
- 7.5+ acres in Upper Mount Bethel Township
- 4 seller‑owned mobile homes on concrete pads
- 5th concrete pad with utility hookups ready for a 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
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
23
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
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Fully occupied park with seller-owned homes, utility connections, and an additional prepared pad.
Where is this mobile home & rv park located?
The property is located at 261 Schipps Ln 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: 7.5+ acres in Upper Mount Bethel Township; 4 seller‑owned mobile homes on concrete pads; 5th concrete pad with utility hookups ready for a mobile home
