Commercial Land for Sale in Carthage, New York

Fairhaven Mobile Home Park is a 12-lot manufactured housing community on approximately 2.9 acres in the Town of Champion (Carthage mailing address), about 10 minutes from Fort Drum. Eight lots are occupied by tenant-owned homes paying lot rent; four vacant pads have water, sewer, and electric hookups in place. The park is served by municipal water and sewer (Town of Champion districts) and National Grid electric - no well or septic to maintain. Filling the four vacant pads brings stabilized NOI to approximately $39,600, a 13.2% yield on today's price. Because the homes are tenant-owned, landlord obligations are limited to the land, utility infrastructure, and the private drive, keeping capital expenditures low. The sale includes two parcels (tax IDs 76.05-1-12.1 and 76.05-1-11.3): the park itself plus an adjacent vacant commercial strip with long Wilton Rd frontage for expansion or signage. Offered at $299,000. Offering memorandum with rent roll and financials available on request.