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    2541 Little Beaver Lk Rd Dr E Forestport, NY 13338

    Sponsored
    For Sale
    Pending
    $175,000

    LAND - Forestport, NY

    Property size:
    840 SF
    Lot size:
    5.32 Acres
    Days on Market:
    128
    Last Refresh:
    Feb 3 at 5:06 pm

    Property Features for 2541 Little Beaver Lk Rd Dr E

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Pending
    Vegetation
    Wooded
    APN
    303800-052-000-0002-043-000-0000
    Exterior features
    DirtDriveway, PropaneTankLeased
    Size
    840 SF
    Lot size
    5.32 Acres

    Utilities

    Sewer type
    Septic Tank
    Water source
    Well

    Building Details

    Year built
    2007
    Floors in Building
    1

    We can help!

    Listing Contact
    Keith Brown

    Benn Realty LLC (315) 831-5061

    Listing agent Keith Brown (315) 831-5061 License #10301223440

    Listing date Sep 29, 2025

    MLS# S1504407 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.

    Learn more

    Overview

    Secluded Camp Near Snowbird Lake

    This turn-key Cape Cod style camp is situated on over 1100 acres of nature, trails, streams and a non-motorized lake. The property spans 5.32 acres. The camp features a large primary bedroom and bath, an eat-in kitchen with a propane stove and fridge, and a living room. Wide pine plank flooring is present throughout the first floor. The loft is insulated but unfinished, offering room for 2 extra bedrooms. An enclosed screen porch and open deck provide space for outdoor activities. The roof is metal, and the exterior is wood. A block foundation supports a full basement for storage, and a 100 ft drilled well is located inside the basement. All windows are insulated. The solar system includes three 200 watt panels and an 8000KW inverter. A back up Generac 7KW generator provides power to the five batteries @100 amp each. The septic system includes a 1000 gallon plastic tank with leach field. A propane gas fireplace with thermostat is located in the living room, and Pex plumbing is installed. The property is located close to Old Forge, Boonville, and Utica/Rome. The property size is 840 square feet.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Map

    City
    Forestport
    County
    Oneida
    State
    New York
    Longitude
    -75.123233
    Latitude
    43.450209

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    FAQs

    What type of property is this?
    Recreation land - Turn-key camp on 5.32 acres near Snowbird Lake.
    Where is this recreation land located?
    The property is located at 2541 Little Beaver Lk Rd Dr E Forestport, NY.
    What is the asking price?
    The asking price for this property is $175,000.
    What are key features of this property?
    This property features: - Access to Snowbird Lake with 1100+ acres of nature, trails, and a non-motorized lake.; - Turn-key Cape Cod style camp, ready for immediate use.; - Self-sufficient power system: solar panels with inverter and a backup generator.
    (315) 520-5699
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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
    2541 Little Beaver Lk Rd Dr E Forestport, NY 13338
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    We can help!
    Listing Contact
    Keith Brown
    Real Estate License ID: 10301223440
    (315) 520-5699
    Learn more
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