PCA performed a portfolio-wide assessment of the Harper Portfolio, a 4-property manufactured home park engagement across Avon, Hamlin, Lima, and Rochester, New York. The portfolio provides 1,212 home pads across the four parks, with original construction dates ranging from 1939 to 1968.

At each sub-property, PCA conducted an architectural assessment, a Phase I Environmental Site Assessment under ASTM E1527 protocols, an asbestos-containing material assessment, and a Marshall & Swift valuation report. The Phase I work screened for recognized environmental conditions across the parks, the asbestos survey supported abatement-scope and budget evaluation, and the Marshall & Swift reports provided replacement-cost positions on the parks’ physical improvements. The consolidated findings supported the client’s environmental risk evaluation, abatement-scope planning, and replacement-cost positioning across the western New York holdings.

Properties Assessed

• 6130 East Avon Lima Road, Avon, NY
• 4000 Brick Schoolhouse Road, Hamlin, NY
• 7042 West Main Street, Lima, NY
• 600 Linden Avenue, Rochester, NY

PCA conducted a Property Condition Assessment of Rivers Edge, a manufactured home park located at 38000 Le Chateau Boulevard in Clinton, Michigan. The property spans approximately 160.71 acres and includes 568 manufactured homes across 1,000 home pads, supported by five single-story buildings constructed in 1970, 1974, and 1982.

The engagement included an architectural assessment and a Marshall & Swift report. PCA documented observed conditions across the site’s structures and common-area improvements, quantifying deferred maintenance and remaining-useful-life projections for the client’s reserve and capital planning. The Marshall & Swift report supplemented field observations with replacement-cost data relevant to the property’s improvements. The consolidated findings supported the client’s decision-making process for the property.

PCA conducted due-diligence services at Pueblo del Sol, a manufactured home park located at 3751 South Nellis Boulevard in Las Vegas, Nevada. The property comprises 453 home pads on approximately 54.43 acres and was originally developed in 1971. PCA’s scope addressed both physical and environmental components of the site.

The engagement included an architectural assessment of the property’s site improvements and common-area structures, along with a Phase I Environmental Site Assessment performed under ASTM E1527 protocols. The Phase I screened the site for recognized environmental conditions to inform the client’s environmental risk position, while the architectural review documented observed conditions and supported repair and capital planning for the park’s infrastructure. The consolidated findings gave the client a documented basis for evaluating the asset’s physical and environmental status as part of the due-diligence process.

PCA performed a Property Condition Assessment of Dover Mobile Home Park, located at 2121 Walters Road and 1800 East Tabor Avenue in Fairfield, California. The manufactured home community spans 59.78 acres and includes 420 home pads along with two ancillary buildings constructed in 1971 and 1973. The structures range from one to two stories.

The engagement included an architectural assessment conducted under ASTM E2018 protocols. PCA documented observed conditions and quantified deferred maintenance and remaining-useful-life projections for the client’s reserve and capital planning. The findings gave the client a defensible basis for prioritizing immediate repairs and sizing reserves across the property.

PCA performed due-diligence services on Desert Sands, a manufactured home park located at 45111 25th Street East in Lancaster, California. The property comprises 122 home pads on a 17.61-acre site and was developed in 1988.

The engagement included an architectural assessment, a Phase I Environmental Site Assessment conducted under ASTM E1527 protocols, and certification of the on-site septic tanks. PCA’s Phase I screened the site for recognized environmental conditions to inform the client’s environmental risk position, while the architectural review documented observed conditions across the park’s common improvements. The septic certification addressed the functional status of the wastewater infrastructure serving the pads. The consolidated findings gave the client a defensible basis for evaluating near-term repair priorities and environmental exposure at the property.

PCA performed due-diligence services for Aztec Yucca Valley, a manufactured home park located at 1425 Church Street in Yucca Valley, California. The property comprises 162 home pads on approximately 17 acres and was originally developed in 1971. PCA’s scope addressed the architectural, environmental, and site-utility conditions relevant to the engagement.

The engagement included an architectural assessment, a Phase I Environmental Site Assessment conducted under ASTM E1527 protocols, and certification of septic tanks serving the property. The Phase I screened for recognized environmental conditions to inform the client’s environmental risk position, while the septic certification documented the condition and serviceability of on-site wastewater infrastructure. PCA’s findings gave the client a consolidated basis for evaluating site, environmental, and utility risk in support of its decision-making process.

PCA conducted due-diligence services on Highland Manor, a manufactured home park located at 17311 East US Highway 40 in Independence, Missouri. The property comprises 382 home pads across 73.29 acres, with two associated buildings of one and two stories originally constructed in 1970. The engagement addressed both physical condition and environmental considerations relevant to the asset.

PCA performed an architectural assessment, a Phase I Environmental Site Assessment under ASTM E1527 protocols, and a Marshall & Swift report. The architectural review documented observed conditions and supported repair and capital-planning priorities for the site improvements and associated structures. The Phase I screened for recognized environmental conditions to inform the client’s environmental risk position, while the Marshall & Swift report provided a cost-basis reference for the property’s improvements. The consolidated findings supported the client’s decision-making process for the property.

PCA conducted due-diligence services at Columbia Park, a manufactured home community located at 7100 Columbia Road in Olmstead Falls, Ohio. The property comprises 1,096 home pads and six single-story buildings across approximately 212 acres. The original development dates to 1937, with expansions occurring between 1970 and 2008.

The engagement included an architectural assessment, a Phase I Environmental Site Assessment, and a Marshall & Swift report. PCA performed the Phase I under ASTM E1527 protocols to screen for recognized environmental conditions and inform the client’s environmental risk position. The architectural assessment documented observed conditions across the site’s common buildings and infrastructure, supporting repair prioritization and reserve planning. The Marshall & Swift report provided cost-basis documentation for the improvements. The consolidated findings supported the client’s decision-making process for the property.

PCA conducted due-diligence services on Brook Park, a 114-pad manufactured home community at 11800 Brook Park Road in Cleveland, Ohio. The property occupies approximately 9.92 acres and was originally developed in 1948. PCA’s scope addressed site conditions, environmental screening, and replacement cost analysis relevant to the engagement.

The team performed an architectural assessment of the community along with a Phase I Environmental Site Assessment under ASTM E1527 protocols, screening the site for recognized environmental conditions to inform the client’s environmental risk position. PCA also prepared a Marshall & Swift replacement cost report for the property’s improvements. The consolidated findings supported the client’s decision-making process by documenting site condition, environmental status, and valuation inputs in a single coordinated deliverable.

PCA performed a portfolio-wide assessment of the Tom Thomas Manufactured Home Park Portfolio, a 3-property engagement covering parks in western New York that together provide 663 home pads across 13 buildings. Construction dates span from the 1970s through the 1990s, with the largest sub-property holding 393 home sites.

At each sub-property, PCA conducted an architectural assessment, a Phase I Environmental Site Assessment under ASTM E1527 protocols, and a Marshall & Swift valuation report. The Phase I work screened for recognized environmental conditions across the parks, and the Marshall & Swift reports provided replacement-cost positions on the parks’ physical improvements. The consolidated findings supported the client’s environmental risk evaluation and replacement-cost positioning across the western New York holdings.

Properties Assessed

• 3380 Rochester Road (Willow Cove), Lakeville, NY
• 17144 and 17143 Fourth Section Road (Thomas Estates West & West II), Clarendon, NY
• 3975 and 3985 State Route 5 and State Route 20 (Thomas Estates and Country Meadows), Canandaigua, NY