Deerfield & Valley Estates | Value-Add MHC Portfolio

Highlights:

• 59 of 63 Sites Occupied by Tenant-Owned Homes: Just one park-owned home and one rent-to-own contract sit outside the tenant-owned resident base.
• $493 Average Lot Rent vs. $525 Market Rent: Legacy lot rents sit $32 below market, with increases allowed under New York State regulations.
• Increase in Annualized Global NOI: T-12 revenue rose against an unchanged expense base.
• Two Vacant Lots Plus a Vacant Park-Owned Home: Filling two lots at $525 and leasing the POH at $500 a month takes the portfolio to 100% occupancy.
• Two Parks 2 Miles Apart on County Highway 107: Deerfield Estates and Valley Estates can operate under one management footprint across both assets.
• Private Utilities With $145K+ in Recent CapEx: Landlord-owned well and sewer at both parks, including recent treatment plant upgrades at Deerfield.

Description:

View details and diligence materials on RI Marketplace:
https://rimarketplace.com/auction/3482/multifamily/amsterdam-fort-johnson/ny?utm_source=brevitas&utm_medium=paid_listing&utm_campaign=december2_2026&utm_content=multifamily_3482

Brokered by Marcus & Millichap and powered by RealINSIGHT Marketplace, the 2 Park Portfolio is a stabilized two-community manufactured housing portfolio totaling 63 sites on ±30.13 acres in Upstate New York. Deerfield Estates in Amsterdam (Montgomery County) and Valley Estates in Johnstown (Fulton County) sit roughly 2 miles apart on the same county highway, allowing a single management footprint across both assets. The portfolio is 95.2% occupied, comprising 59 tenant-owned homes, 1 rent-to-own contract, 1 vacant park-owned home, and 2 vacant lots, plus a garage unit rented to the onsite manager, for 64 total rental units. Upside includes lot infill, rent growth, operational improvements, and a concept site plan for 22 additional lots. Both parks are served by private well water and private sewer, with a wastewater treatment plant at Deerfield Estates and a septic system at Valley Estates. Water, sewer, and curbside trash are landlord-paid; electric, gas/propane, and cable are billed directly to tenants. Roads are private, and ownership handles common-area mowing and snow removal. Neither community is in a flood zone or opportunity zone. Amsterdam has a median household income of $56,178 and a median home value of $137,900 versus $423,800 statewide, making it one of the most affordable housing markets in New York.

Location
The portfolio sits in the Mohawk Valley along the Interstate 90 corridor, roughly 30 miles northwest of Albany within the Albany-Schenectady-Troy MSA. Deerfield Estates in Amsterdam and Valley Estates in Johnstown are about 2 miles apart on County Highway 107. Amsterdam is one of the most affordable housing markets in New York State, a backdrop for lower-cost housing demand.


Bidding Opens
Dec 01 1:00 AM
Bidding Closes
Dec 03 1:00 AM

Documents: