Pennsylvania is quickly becoming one of the most attractive markets for mobile home park investments in the United States. With its mix of urban centers, suburban communities, and rural towns, the state provides investors with a wide range of opportunities. The increasing demand for affordable housing, paired with limited new development, has pushed mobile home communities into the spotlight as a dependable and profitable real estate investment.

Whether you’re looking for stabilized assets that generate steady income or value-add opportunities with room for growth, Pennsylvania mobile home parks provide both. The following listings highlight some of the strongest investment options currently available across the state, each offering unique benefits depending on your investment strategy.

Titan Lane Park – Franklin, PA

• Price: $1,100,000
• Cap Rate: 9.0%
• Lots: 40 (27 currently occupied)
• NOI: $100,565

Titan Lane Park, located in Cooperstown near Franklin, is a cash-flowing investment with expansion potential. Currently, 27 of the 40 lots are occupied, but the infrastructure is already in place for full capacity. The park generates roughly $10,000 per month in gross income, making it a strong candidate for both immediate returns and long-term growth. With a 9% cap rate, this property offers investors excellent value in today’s market.

West Middlesex Estates MHC – West Middlesex, PA

• Price: $1,600,000
• Cap Rate: 8.9%
• Lots: 37 (34 currently occupied)
• NOI: $142,715

West Middlesex Estates is a stabilized community with high occupancy, making it ideal for investors who want turnkey cash flow. The property benefits from public utilities and on-site management, ensuring smooth operations. With nearly all lots filled and additional value-add potential, this park offers a strong mix of stability and income growth. Its proximity to key employment centers further supports long-term tenant demand.

Brushwood Mobile Home Park – Uniontown, PA

• Price: $1,500,000
• Cap Rate: 9.1%
• Lots: 51 (23 POH, 5 TOH, 14 utility-ready lots)
• NOI: $136,170

Brushwood Mobile Home Park, located within the Pittsburgh metro area, is an excellent opportunity for investors seeking value-add upside. With public utilities already in place and 14 utility-ready lots available for infill, this community has significant room for expansion. The mix of tenant-owned and park-owned homes provides diverse revenue streams, while the 9.1% cap rate ensures a solid return from day one. For investors who want forced appreciation potential, Brushwood is a standout.

Southern PA / MD Line Portfolio – Somerset, PA

• Price: $1,100,000
• Lots: 22 across two communities
• NOI: $83,360

This portfolio includes two separate communities: Woodcrest Manor Park in Glen Rock and Summerset Woods Park in Stewartstown. Both are structured under condominium associations, which translates into low operational overhead and stable rental income. With fully rented lots and consistent demand, this portfolio is a great option for investors who want geographic diversification within southern Pennsylvania, while also benefiting from proximity to the Maryland state line and commuter hubs.

Fidler’s Mobile Home Park – Pine Grove, PA

• Price: $850,000
• Cap Rate: 8.7%
• Lots: 15 (13 TOH, 1 POH, 1 new home being added)
• NOI: $82,223
   

Fidler’s Mobile Home Park is a fully occupied property with recent upgrades, making it a great choice for investors looking for reliable cash flow. The park features below-market lot rents, which provide room for rental increases, and water/sewer utilities that are not yet billed back to tenants—an opportunity to increase revenue through utility pass-throughs. With infrastructure improvements already completed, this park is low-maintenance and well-positioned for growth.

Why Pennsylvania is a Prime Market for Mobile Home Park Investors

1. High Demand for Affordable Housing—Rising home prices and rental costs across Pennsylvania make mobile home parks one of the few remaining affordable housing options. This ensures strong, consistent tenant demand.
2. Attractive Cap Rates—Many mobile home parks in the state offer 8%–10%+ cap rates, outperforming other types of commercial real estate.
3. Value-Add Potential—Investors can often increase returns by filling vacant pads, billing utilities, and adjusting rents to market levels.
4. Low Tenant Turnover—Residents in manufactured housing communities tend to stay long-term, reducing vacancy and turnover costs.
5. Diverse Markets—From metro areas like Pittsburgh and Philadelphia to smaller towns and suburban markets, investors can choose between high-growth urban markets or steady cash flow in smaller communities.
    

Final Thoughts

Mobile home parks in Pennsylvania present a unique opportunity for investors seeking consistent cash flow, high cap rates, and long-term appreciation potential. Whether your focus is on stabilized, income-generating communities like West Middlesex Estates, or value-add opportunities with upside potential like Brushwood Mobile Home Park, there is no shortage of strong deals across the state.

With demand for affordable housing continuing to rise, Pennsylvania mobile home parks are positioned to remain one of the most resilient and profitable sectors in real estate investment.

Explore more opportunities here: Pennsylvania Mobile Home Parks for Sale.

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