Short-Term Rental Lakeside
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
Rooms
Dining Room
Parking features
Garage, Driveway
Patio and Porch features
Porch
Interior features
DiningArea, GraniteCounters, LivingDiningRoom, BedroomOnMainLevel
Appliances
ElectricCooktop, ElectricWaterHeater, Microwave, Refrigerator
Lot features
Rectangular, Rectangular Lot, Lake Front, Level
View
Water
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
Electric (Heating), Ductless (Heating)
Cooling system
Ductless
Water source
Public
Water front features
Lake Front, Beach Access, Lake
Water front
1
Amenities
screened front porch
private docks
clubhouse
on-site laundry facilities
modern mini-split units
Building Details
Year built
2023
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# S1701998
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.
Built in 2023, this 400-square-foot furnished mobile cottage offers two bedrooms and one bathroom in a compact lakeside layout. The interior combines living and dining areas with a kitchen equipped with granite counters, white cabinetry, an electric cooktop, microwave, and refrigerator. Ductless heating and cooling support year-round climate control, while vinyl flooring and vinyl siding provide practical finishes. A screened porch extends the living area toward Henderson Bay on Lake Ontario.
The property is part of an RV resort community at 11609 State Route 3 in Adams, New York, on an 11.3-acre lot. Waterfront features include lake frontage and beach access, with private docks available within the community. Residents also have access to a clubhouse, on-site laundry, public water, and a septic system. A rental pool option is available for periods when the cottage is not in personal use.
The property is part of an RV resort community at 11609 State Route 3 in Adams, New York, on an 11.3-acre lot. Waterfront features include lake frontage and beach access, with private docks available within the community. Residents also have access to a clubhouse, on-site laundry, public water, and a septic system. A rental pool option is available for periods when the cottage is not in personal use.
Key Highlights
- 400‑square‑foot furnished mobile cottage built in 2023
- Two bedrooms and one bathroom with an open living, dining, and kitchen arrangement
- Screened porch overlooking Henderson Bay on Lake Ontario
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
1
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Short term rental property - Furnished two-bedroom cottage with a screened porch, lake access, and resort amenities for seasonal or vacation use.
Where is this short term rental 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: 400‑square‑foot furnished mobile cottage built in 2023; Two bedrooms and one bathroom with an open living, dining, and kitchen arrangement; Screened porch overlooking Henderson Bay on Lake Ontario
