Waterfront Land with Stream
For Sale
$175,000
Pending
Meekerville Road lot # 87 88 89, Forestport, NY 13338
Land, Forestport, NY
Property Size1,152 SF
Lot Size16.64 Acres
Days on Market119
Property Features for Meekerville Road lot # 87 88 89
General Information
Property type
Land
Property subtype
Other
Parking features
Garage
Vegetation
Wooded
Patio and Porch features
Porch
Interior features
CountryKitchen, Loft
Exterior features
DirtDriveway, Porch
Appliances
FreeStandingRange, Oven, Refrigerator
Lot features
Rectangular, Rectangular Lot, Secluded, Stream Creek, Wooded
Elementary school district
Adirondack
Middle school district
Adirondack
High school district
Adirondack
Directions
In Forestport Station, follow North Lake Rd past Buffalo Head Restaurant. Take a left on Kincaid Rd. Follow Kincaid to the five corners. Meekerville gate will be on your left. From 28, turn onto Horton Rd.
Subdivision
Forestport-303800
Standard status
Pending
APN
303800-051-000-0003-007-000-0000
Size
1,152 SF
Lot size
16.64 Acres
Taxes and HOA fees
Tax Annual Amount
5509
Utilities
Water front features
River Access, Stream
Water front
1
Building Details
Year built
1985
Floors in Building
1
Flooring type
Vinyl, Varies
Building materials
WoodSiding
Roof type
Asphalt
Architectural style
Other
Additional Structures
Shed(s)
Listing Agency:
Benn Realty
(315) 831-5061
Listed By:
Natalie Roth · License #10491207624
(315) 240-3443
Added: May 12
Changed: Sep 7
Last Checked: Sep 7 at 10:06PM
MLS# S1680492
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.
Waterfront land in the Southern Adirondacks with a cabin constructed in 1985 and 1,152 square feet of interior space. The main level features a large rustic great room with abundant natural woodwork, a country kitchen, a first-floor bedroom, and a full bath. An open staircase leads to an expansive loft sleeping area with vaulted wood ceilings and additional guest space. Exterior features include wood siding, an asphalt roof, a porch, and a dirt driveway with garage parking. Utilities are limited: the property is sold as-is with no clean out, and there is no public power.
The lot is 16.64 acres and includes waterfront access to Woodhull Creek, with stream and river access noted. A wide path leads down to the creek for easier access. The property is within the Snowbird Lake community, which provides access to community amenities through an HOA.
Ideal for buyers looking for a wooded, waterfront setting with direct creek access and a cabin they can restore to their preferred recreational use.
The lot is 16.64 acres and includes waterfront access to Woodhull Creek, with stream and river access noted. A wide path leads down to the creek for easier access. The property is within the Snowbird Lake community, which provides access to community amenities through an HOA.
Ideal for buyers looking for a wooded, waterfront setting with direct creek access and a cabin they can restore to their preferred recreational use.
Key Highlights
- 16.64‑acre waterfront lot with stream and river access to Woodhull Creek
- 1,152 SF cabin built in 1985 with loft sleeping area and vaulted wood ceilings
- Wide path leads down to the creek for easier waterfront access
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
$9,590
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
5.48%
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%
$191,800
$191.8K
Cap Rate 7%
$137,000
$137.0K
Cap Rate 9%
$106,556
$106.6K
Market Conditions
NOI Build-Up for 1,152 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
$18.7K $16.20/SF
− Vacancy
−$1.2K −$1.06/SF
EGI
$17.4K $15.14/SF
− OpEx
−$7.8K −$6.81/SF
NOI
$9.6K $8.32/SF
Area
Oneida County, NY
Vacancy
6.57%
Lease Rate
$16.20 /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%
$191,800
Cap Rate 7%
$137,000
Cap Rate 9%
$106,556
Alternative Uses
Best Use
Apartment 5plus
$137.0K
$119.9K – $159.8K
NOI $9,590 @ 7.0% cap · market cap 5.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$303.6K
$265.6K – $354.2K
NOI $21,250 @ 7.0% cap · market cap 12.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
Explore this area
Business Placement
Demographics for 13338, NY
1,187
Population
1,495
Households
0.8
Avg Household Size
54
Median Age
26%
College-Educated
90%
High-School Grad
229.1 sq mi
ZIP Area
5
Density / Sq Mi
$58,393
Median Household Income
$44,013
Median Earnings
$611
Median Rent
$156,900
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Recreation land - Wooded waterfront lot with cabin features, stream/river access, and Snowbird Lake community amenity access through an HOA.
Where is this recreation land located?
The property is located at Meekerville Road lot # 87 88 89 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: 16.64‑acre waterfront lot with stream and river access to Woodhull Creek; 1,152 SF cabin built in 1985 with loft sleeping area and vaulted wood ceilings; Wide path leads down to the creek for easier waterfront access
