$525,000
Champlain, NY 12919
MLS# 202615831
Status: Pending
26 beds
1 / 11
Property Description
Champlain Mobile Home Park | 13 Units | 11.94% Cap Rate | Value-Add Opportunity -Motivated Seller- Positioned in the stable and affordable housing market of Champlain, this 13-unit mobile home park presents a compelling opportunity for investors seeking strong in-place cash flow with upside potential. Currently operating at 85% occupancy, the property offers immediate income with the ability to increase revenue through lease-up and operational efficiencies. With an attractive 11.94% cap rate, this asset delivers strong returns from day one. This community benefits from rare, highly desirable infrastructure, including: Town-maintained roads for reduced maintenance responsibility Public water and public sewer (no well/septic headaches) Natural gas availability All sites improved with 16x76 Alaskan slabs, minimizing future capital expenditures The combination of municipal utilities and quality site improvements significantly lowers operational risk while enhancing long-term durability--features highly sought after by experienced mobile home park investors. With below-market operational optimization potential, investors can further increase NOI by: Bringing occupancy to 100% Adjusting lot rents to market levels Streamlining management Located near the Canadian border and key regional employment corridors, Champlain continues to benefit from steady demand for affordable housing. Investment Highlights 13 Total Units 85% Occupied (Value-Add Upside) 11.94% Cap Rate Public Water & Sewer Natural Gas Town Roads 16x76 Alaskan Slabs on All Lots Low Maintenance Infrastructure. Property is 2 separate tax Parcels that must be sold together:18.15-6-17.3
Details
Maps
Documents
Contract Information
Original List Price: 525000
List Price/SqFt: 50.48
Status: Pending
Property Sub Type: Multi Family
List Price: $525,000
Current Price: $525,000
Listing Contract Date: 2026-04-26
Location
City/Town (Mail): Champlain
Street Number: 40
Street Name: Meadow
Street Suffix: Lane
County: Clinton
State/Province: NY
Postal Code: 12919
Geo Lat: 44.984327
Geo Lon: -73.452966
Property Detail
Number Of Units Total: 13
Rooms Total: 65
Bathrooms Half: 0
Garage Spaces: 0
Above Grade Finished Area: 10400
Above Grade Finished Area Source: See Remarks
Parking Y/N: Yes
Below Grade Finished Area: 0
Below Grade Finished Area Source: See Remarks
Living Area: 10400
Zoning: Multi Residence
Lot Size Dimensions: 65340
Lot Size Acres: 1.5
Waterfront Y/N: No
Enhanced Accessible Y/N: No
Land Lease Y/N: Yes
Bedrooms Total: 26
Bathrooms Full: 13
Year Built: 1986
Status Change Info
Proposed Closing Date: 2026-07-24
Status Change Date: 2026-05-29
Under Contract Date: 2026-05-29
Parcel, Tax, HOA
Parcel Number: 092801 18.15-6-20
Tax Annual Amount: 2087.63
Tax Section: 18.15
Total Taxes Description: Actual
Tax Block: 6
Tax Lot: 20.000
School District: Northeastern Clinton CSD
Association Y/N: No
Directions & Remarks
Directions: Take I-87 North (Adirondack Northway) toward the Canadian border
Continue on I-87 North to Exit 42 (US-11 / Champlain)
At Exit 42, take the exit toward Champlain / US-11
Turn right onto US-11 North
Go through the traffic circle and continue following US-11
Turn left onto South Street
Turn left onto Church Street
Turn left onto Meadow Lane
Arrive at 40 Meadow Lane, Champlain, NY 12919
Public Remarks: Champlain Mobile Home Park | 13 Units | 11.94% Cap Rate | Value-Add Opportunity
-Motivated Seller-
Positioned in the stable and affordable housing market of Champlain, this 13-unit mobile home park presents a compelling opportunity for investors seeking strong in-place cash flow with upside potential.
Currently operating at 85% occupancy, the property offers immediate income with the ability to increase revenue through lease-up and operational efficiencies. With an attractive 11.94% cap rate, this asset delivers strong returns from day one.
This community benefits from rare, highly desirable infrastructure, including:
Town-maintained roads for reduced maintenance responsibility
Public water and public sewer (no well/septic headaches)
Natural gas availability
All sites improved with 16x76 Alaskan slabs, minimizing future capital expenditures
The combination of municipal utilities and quality site improvements significantly lowers operational risk while enhancing long-term durability--features highly sought after by experienced mobile home park investors.
With below-market operational optimization potential, investors can further increase NOI by:
Bringing occupancy to 100%
Adjusting lot rents to market levels
Streamlining management
Located near the Canadian border and key regional employment corridors, Champlain continues to benefit from steady demand for affordable housing.
Investment Highlights
13 Total Units
85% Occupied (Value-Add Upside)
11.94% Cap Rate
Public Water & Sewer
Natural Gas
Town Roads
16x76 Alaskan Slabs on All Lots
Low Maintenance Infrastructure.
Property is 2 separate tax Parcels that must be sold together:18.15-6-17.3
Sewer
Public Sewer: 1
Architectural Style
Other: 1
Electric
100 Amp Service: 1
Fencing
None: 1
Cooling
None: 1
Listing Terms
Cash: 1
Owner Offers Concessions?: 1
Basement
Slab: 1
Bath Levels
Full Bath 1: 1st
Full Bath 2: 1st
Full Bath 3: 1st
Full Bath 4: 1st
Full Bath 5: 1st
Full Bath 6: 1st
Full Bath 7: 1st
Full Bath 8: 1st
Full Bath 9: 1st
Full Bath 10: 1st
Construction Materials
Vinyl Siding: 1
Photos - the contractual owner of the photos
Photo Owner: Broker
Possession
At Closing: 1
Exterior Features
None: 1
Showing Requirements
Call Listing Agent: 1
Restricted Days: 1
Special Listing Conditions
Standard: 1
Utilities
Cable Available: 1
Cable Connected: 1
View
Downtown: 1
Forest: 1
Water Source
Public: 1
Heating
Forced Air: 1
Natural Gas: 1
Income And Expenses
Rental Income: 76654
Rental Income Description: Actual
Parking Features
Parking Total: 26
Separate Utilities
Electric: 1
Gas: 1
Heat: 1
Water Meter: 1
Number Of Separate Electric Meters: 13
Number Of Separate Gas Meters: 13
Number Of Separate Water Meters: 13
Tenant Pays
Association Fees: 1
Cable TV: 1
Electricity: 1
Gas: 1
Heat: 1
Internet: 1
Sewer: 1
Snow Removal: 1
Trash Collection: 1
Water: 1
Multi-Family Unit 1 Detail
Unit Location MF Unit 1: 18
Total Rooms MF Unit 1: 5
Total Bedrooms MF Unit 1: 2
Total Full Baths MF Unit 1: 1
Multi-Family Unit 2 Detail
Unit Location MF Unit 2: 30
Total Rooms MF Unit 2: 5
Total Bedrooms MF Unit 2: 2
Total Full Baths MF Unit 2: 1
Multi-Family Unit 3 Detail
Unit Location MF Unit 3: 36
Total Rooms MF Unit 3: 5
Total Bedrooms MF Unit 3: 2
Total Full Baths MF Unit 3: 1
Multi-Family Unit 4 Detail
Unit Location MF Unit 4: 32
Total Rooms MF Unit 4: 5
Total Bedrooms MF Unit 4: 2
Total Full Baths MF Unit 4: 1
Multi-Family Unit 5 Detail
Unit Location MF Unit 5: 34
Total Rooms MF Unit 5: 5
Total Bedrooms MF Unit 5: 2
Total Full Baths MF Unit 5: 1
Multi-Family Unit 6 Detail
Unit Location MF Unit 6: 36
Total Rooms MF Unit 6: 5
Total Bedrooms MF Unit 6: 2
Total Full Baths MF Unit 6: 1
Multi-Family Unit 7 Detail
Unit Location MF Unit 7: 38
Total Rooms MF Unit 7: 5
Total Bedrooms MF Unit 7: 2
Total Full Baths MF Unit 7: 1
Multi-Family Unit 8 Detail
Unit Location MF Unit 8: 38
Property Features
Architectural Style: Other
Basement: Slab
Construction Materials: Vinyl Siding
Cooling: None
Electric: 100 Amp Service
Exterior Features: None
Fencing: None
Heating: Forced Air; Natural Gas
Listing Terms: Cash; Owner Offers Concessions?
Possession: At Closing
Separate Utilities: Electric; Gas; Heat; Water Meter
Sewer: Public Sewer
Showing Requirements: Call Listing Agent; Restricted Days
Special Listing Conditions: Standard
Tenant Pays: Association Fees; Cable TV; Electricity; Gas; Heat; Internet; Sewer; Snow Removal; Trash Collection; Water
Utilities: Cable Available; Cable Connected
View: Downtown; Forest
Water Source: Public
Offering Memorandum 
Listing Courtesy of Inglenook Realty Inc
Listing Agent: Alec Wright
518-633-7509 | awright@inglenookrealtyinc.com
518-633-7509 | awright@inglenookrealtyinc.com