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    118 East Avenue Eagle Bay, NY 13331

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    Claim this Listing
    For Sale
    Under Contract
    $595,000

    MULTI_FAMILY - Eagle Bay, NY

    Property size:
    1,540 SF
    Lot size:
    0.22 Acres
    Price / SF:
    $386/SF
    Added:
    Aug 29, 2025
    Days on Market:
    236
    Last Refresh:
    Apr 21 at 9:06 pm

    Property Features for 118 East Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    4
    Bathrooms
    2
    Rooms
    Basement, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 1
    Interior features
    CeilingFans
    Exterior features
    PropaneTankLeased
    Fireplace
    1
    Appliances
    ElectricWaterHeater, WaterSoftenerOwned
    Standard status
    Active Under Contract
    APN
    215400-039-033-0002-007-000-0000
    Size
    1,540 SF
    Lot size
    0.22 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1727

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Propane (Heating), Forced Air
    Water source
    Well
    Water front features
    Lake, Beach Access
    Water front
    1

    Building Details

    Year built
    1925
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Carpet, Varies
    Building materials
    WoodSiding, CopperPlumbing, PexPlumbing
    Roof type
    Metal

    We can help!

    Listing Contact
    Lynn Boucher
    Lynn Boucher

    Listing agent Lynn Boucher License #10301221695

    Listing office Coldwell Banker Faith Properties 2811 Genesee St, Utica, NY

    Listing date Aug 29, 2025

    MLS# S1634388 Listing URL

    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.

    Overview

    Eagle Bay Furnished Multifamily Retreat

    Located a short walk from 4th Lake, this property features two fully furnished homes. Each home includes 2 bedrooms, 1 full bath, and a screened porch. The properties are currently used as Airbnb rentals and could also serve as a seasonal getaway or family retreat. Both homes have been updated, with durable metal roofs. The back camp's roof is scheduled to be replaced in 2025. The front camp's engineered and approved septic system was replaced in 2024, along with the installation of a new 315' deep well and water filtration system. It also features a new furnace installed in 2024. The homes are sold fully furnished, including decor and essentials. The property is located steps from the lake and a short walk to a local convenience store and post office. The lot size is 0.22 acres, and the property size is 1540 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Single family properties

    Suggested Use

    Big Box & Wholesale Store Restaurant Department Store Grocery & Convenience Store Garden Center Grocery & Convenience Store Cafe & Coffee Shop Real Estate Agency Bakery Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Eagle Bay
    County
    Herkimer
    State
    New York
    Longitude
    -74.815708
    Latitude
    43.76778

    FAQs

    What type of property is this?
    Single family property - Two fully furnished homes near 4th Lake, ideal for rentals.
    Where is this single family property located?
    The property is located at 118 East Avenue Eagle Bay, NY.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: Two fully furnished homes included, each with 2 bedrooms, 1 bath, and screened porch.; Direct access to 4th Lake beach.; Turn‑key property ideal for Airbnb rental, vacation home, or family retreat.
    (315) 271-3482
    We can help!
    Listing Contact
    Lynn Boucher
    Lynn Boucher
    Real Estate License ID: 10301221695
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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