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Empire Junction 275 Junction Loop Rd 7 Unit Mobile Home Park $1,650,000 ($235,714/Unit) 10.19% Cap Rate Empire, CO 80438
Investment Highlights
- 13 total units — 7 tenant-owned home lots, 1 rent-to-own unit, 5 apartment/SFH units
- Diversified income — tenant-owned lots, RTO contract, and apartment/SFH rents
- In-place rents remain below market across all unit types, providing a clear and immediate rent growth path
- 100% occupied — stable in-place cash flow with zero lease-up risk at acquisition
- Exceptional cash-on-cash return of 10.33% at current asking price with strong 1.58x debt coverage
- Private well water system — landlord pays; private septic system — landlord pays
Executive Summary
Pinnacle Real Estate Advisors has been chosen to market this exceptional opportunity to acquire two income-producing manufactured housing communities along Colorado’s highly desirable I-70 mountain corridor. The Lawson & Clear Creek MHP Collection comprises Western Inn MHP in Lawson and Empire Junction MHP in Empire — two complementary parks offering a combined 38 pads, strong in-place cash flow, and meaningful upside through continued rent optimization and occupancy stabilization.
Both communities are situated in Clear Creek County, Colorado — a market defined by its exceptional access to Denver and Colorado’s premier ski and recreation corridor, severe constraints on new housing supply, and persistent demand from the workforce populations that support the region’s robust tourism and outdoor recreation economy. With all tenant-owned homes across both parks, an incoming owner assumes no park-owned home liability and benefits from a low maintenance, low-capital-expenditure operating model.
The Collection offers investors an immediate and compelling yield at acquisition, with a blended 9.56% as-is cap rate supported by documented trailing twelve-month income. Below-market rents across both properties and two remaining vacant lots at Western Inn provide a clear and achievable path to revenue growth, while the diversified income mix of lot rent, apartment income, and a rent-to-own contract at Empire Junction reduces revenue concentration risk for a new owner.
Available as part of the Empire Workforce Housing Collection — four properties, 66 units, $6,500,000 combined ask at an 8.15% blended cap rate.
Both communities are situated in Clear Creek County, Colorado — a market defined by its exceptional access to Denver and Colorado’s premier ski and recreation corridor, severe constraints on new housing supply, and persistent demand from the workforce populations that support the region’s robust tourism and outdoor recreation economy. With all tenant-owned homes across both parks, an incoming owner assumes no park-owned home liability and benefits from a low maintenance, low-capital-expenditure operating model.
The Collection offers investors an immediate and compelling yield at acquisition, with a blended 9.56% as-is cap rate supported by documented trailing twelve-month income. Below-market rents across both properties and two remaining vacant lots at Western Inn provide a clear and achievable path to revenue growth, while the diversified income mix of lot rent, apartment income, and a rent-to-own contract at Empire Junction reduces revenue concentration risk for a new owner.
Available as part of the Empire Workforce Housing Collection — four properties, 66 units, $6,500,000 combined ask at an 8.15% blended cap rate.
Property Facts
| Price | $1,650,000 | Apartment Style | Garden |
| Price Per Unit | $235,714 | Building Class | C |
| Sale Type | Investment | Lot Size | 2.60 AC |
| Cap Rate | 10.19% | Building Size | 3,688 SF |
| No. Units | 7 | Average Occupancy | 98% |
| Property Type | Multifamily | No. Stories | 1 |
| Property Subtype | Manufactured Housing/Mobile Home | Year Built | 1955 |
| Zoning | C-1 | ||
| Price | $1,650,000 |
| Price Per Unit | $235,714 |
| Sale Type | Investment |
| Cap Rate | 10.19% |
| No. Units | 7 |
| Property Type | Multifamily |
| Property Subtype | Manufactured Housing/Mobile Home |
| Apartment Style | Garden |
| Building Class | C |
| Lot Size | 2.60 AC |
| Building Size | 3,688 SF |
| Average Occupancy | 98% |
| No. Stories | 1 |
| Year Built | 1955 |
| Zoning | C-1 |
Amenities
Site Amenities
- Waterfront
Unit Mix Information
| Description | No. Units | Avg. Rent/Mo | SF |
|---|---|---|---|
| 1+1 | 1 | - | - |
1 1
Not walkable
10/100
Exceptionally drivable
100/100
Somewhat bikeable
30/100
Property Taxes
| Parcel Number | 1837-273-00-070 | Improvements Assessment | $40,050 |
| Land Assessment | $9,850 | Total Assessment | $49,900 |
Property Taxes
Parcel Number
1837-273-00-070
Land Assessment
$9,850
Improvements Assessment
$40,050
Total Assessment
$49,900
Contacts
-
David Barocas -
Andrew Monette -
Corey Sandberg -
Morgan Wheeler -
Pinnacle Real Estate Advisors
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