Lakefront Mobile
For Sale
$99,900
11609 State Route 3, Adams, NY 13605
Land, Adams, NY
Property Size400 SF
Lot Size11.30 Acres
Price / SF$249.75
Days on Market62
Property Features for 11609 State Route 3
General Information
Property type
Land
Property subtype
Other
Parking features
Garage
Interior features
CountryKitchen, BedroomOnMainLevel
Exterior features
GravelDriveway
Appliances
ElectricCooktop, ElectricWaterHeater, Microwave, Refrigerator
Lot features
Rectangular, Rectangular Lot, Lake Front, Level
Elementary school district
Belleville Henderson
Middle school district
Belleville Henderson
High school district
Belleville Henderson
Directions
Take State Route 3 through Sacket towards Henderson and sign is on the left.
Subdivision
Henderson-223600
Standard status
Active
APN
223600-098-012-0001-002-000
Size
400 SF
Lot size
11.30 Acres
Taxes and HOA fees
Tax Annual Amount
3
Utilities
Sewer type
Septic Tank
Heating system
Zoned, Electric (Heating)
Cooling system
Zoned
Water source
Public
Water front features
Lake Front, Lake
Water front
1
Amenities
screened front porch
private docks
clubhouse
on-site laundry facilities
Building Details
Year built
2024
Floors in Building
1
Flooring type
Vinyl
Building materials
SprayFoamInsulation, VinylSiding
Architectural style
Other
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Kiah Sugrue · License #10401293311
(315) 408-5277
Added: Jul 28
Changed: Sep 16
Last Checked: Sep 27 at 7:06AM
MLS# S1702002
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Brand-new, turnkey mobile cottage in a maintained RV resort community on the shores of Henderson Bay on Lake Ontario. The home is a two-bedroom, one-bath layout with an open-concept living and kitchen area. Interior features include a country kitchen and a bedroom on the main level. Kitchen amenities include granite countertops, stainless steel appliances, and white cabinetry. Climate is provided by modern mini-split systems with both air conditioning and heating.
Outside, enjoy a screened front porch steps from the lake. The property includes access to private docks, a clubhouse, and on-site laundry facilities. Additional site features include a gravel driveway. The cottage is served by public water and a septic tank, and it was built in 2024.
Set on an 11.3-acre lot at 11609 State Route 3 in Adams, NY, this offering includes a furnished residence and on-site parking with a garage.
Outside, enjoy a screened front porch steps from the lake. The property includes access to private docks, a clubhouse, and on-site laundry facilities. Additional site features include a gravel driveway. The cottage is served by public water and a septic tank, and it was built in 2024.
Set on an 11.3-acre lot at 11609 State Route 3 in Adams, NY, this offering includes a furnished residence and on-site parking with a garage.
Key Highlights
- Lakefront cottage on Henderson Bay, Lake Ontario
- Access to private docks plus clubhouse and on‑site laundry
- Two‑bedroom, one‑bath mobile cottage with open‑concept living and kitchen
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$2,946
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.95%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$58,920
$58.9K
Cap Rate 7%
$42,086
$42.1K
Cap Rate 9%
$32,733
$32.7K
Market Conditions
NOI Build-Up for 400 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$5.8K $14.40/SF
− Vacancy
−$403 −$1.01/SF
EGI
$5.4K $13.39/SF
− OpEx
−$2.4K −$6.03/SF
NOI
$2.9K $7.37/SF
Area
Jefferson County, NY
Vacancy
7.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$58,920
Cap Rate 7%
$42,086
Cap Rate 9%
$32,733
Alternative Uses
Best Use
Apartment 5plus
$42.1K
$36.8K – $49.1K
NOI $2,946 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$110.3K
$96.5K – $128.6K
NOI $7,718 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Single-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 13605, NY
4,517
Population
2,497
Households
1.8
Avg Household Size
41
Median Age
22%
College-Educated
91%
High-School Grad
78.0 sq mi
ZIP Area
58
Density / Sq Mi
$70,947
Median Household Income
$40,592
Median Earnings
$744
Median Rent
$188,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Single family property - New lakefront mobile cottage in a maintained RV resort with public water, septic, and access to private docks.
Where is this single family property located?
The property is located at 11609 State Route 3 Adams, NY.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: Lakefront cottage on Henderson Bay, Lake Ontario; Access to private docks plus clubhouse and on‑site laundry; Two‑bedroom, one‑bath mobile cottage with open‑concept living and kitchen
