Seasonal Cottage with Lake
For Sale
$175,000
9876 Brown Tract Rd, Remsen, NY 13438
Land, Remsen, NY
Property Size758 SF
Lot Size0.54 Acres
Price / SF$230.87
Days on Market91
Property Features for 9876 Brown Tract Rd
General Information
Property type
Land
Property subtype
Other
Parking features
Garage
Vegetation
Wooded
Interior features
KitchenFamilyRoomCombo
Exterior features
DirtDriveway, PropaneTankLeased
Lot features
Corner Lot, Rectangular, Rectangular Lot, Wooded, Level
Elementary school district
Remsen
Middle school district
Remsen
High school district
Remsen
Directions
Route 12 North/South to Dayton Rd, left on Brown Tract Rd, take second right and the property is on the corner lot on the left.
Subdivision
Remsen-305289
Standard status
Active
APN
305289-103-002-0001-011-000-0000
Size
758 SF
Lot size
0.54 Acres
Taxes and HOA fees
Tax Annual Amount
1563
Utilities
Sewer type
Septic Tank
Water source
Well
Water front features
Beach Access, Lake
Water front
1
Building Details
Year built
1930
Floors in Building
1
Building materials
VinylSiding
Architectural style
Cottage
Additional Structures
Shed(s)
Listing Agency:
Benn Realty-Main Office
(315) 831-5061
Listed By:
Keith Brown · License #10301223440
(315) 520-5699
Added: Jun 9
Changed: Sep 7
Last Checked: Sep 7 at 11:06AM
MLS# S1688498
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.
This seasonal Adirondack cottage is configured as a 4-bedroom retreat with one full bathroom. The home offers a spacious interior layout designed for family and friends to gather and relax, set up for seasonal use.
The property is located in Remsen, New York (Oneida County) at 9876 Brown Tract Rd. It includes deeded access to Kayuta Lake and an on-site boat dock, providing direct support for waterfront recreation such as boating, fishing, and swimming.
For buyers looking for a simple lakeside getaway, the combination of a multi-bedroom cottage and deeded lake access can support comfortable seasonal stays and weekend use. The presence of a private boat dock adds practical convenience for anyone planning to spend time on the water from the property. With the home set on a relatively small parcel, it may appeal to those seeking an uncomplicated ownership setup with lake access built in rather than relying on off-site facilities.
The property is located in Remsen, New York (Oneida County) at 9876 Brown Tract Rd. It includes deeded access to Kayuta Lake and an on-site boat dock, providing direct support for waterfront recreation such as boating, fishing, and swimming.
For buyers looking for a simple lakeside getaway, the combination of a multi-bedroom cottage and deeded lake access can support comfortable seasonal stays and weekend use. The presence of a private boat dock adds practical convenience for anyone planning to spend time on the water from the property. With the home set on a relatively small parcel, it may appeal to those seeking an uncomplicated ownership setup with lake access built in rather than relying on off-site facilities.
Key Highlights
- 4‑bedroom cottage with a cottage‑style design and interior kitchen‑family room combo
- One full bath and a spacious layout for family and friends to gather and relax
- Beach access and lake frontage with deeded Kayuta Lake access plus a private boat dock
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
$6,310
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
3.61%
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%
$126,200
$126.2K
Cap Rate 7%
$90,143
$90.1K
Cap Rate 9%
$70,111
$70.1K
Market Conditions
NOI Build-Up for 758 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
$12.3K $16.20/SF
− Vacancy
−$807 −$1.06/SF
EGI
$11.5K $15.14/SF
− OpEx
−$5.2K −$6.81/SF
NOI
$6.3K $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%
$126,200
Cap Rate 7%
$90,143
Cap Rate 9%
$70,111
Alternative Uses
Best Use
Apartment 5plus
$90.1K
$78.9K – $105.2K
NOI $6,310 @ 7.0% cap · market cap 3.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$199.7K
$174.8K – $233.0K
NOI $13,982 @ 7.0% cap · market cap 7.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 13438, NY
3,626
Population
1,944
Households
1.9
Avg Household Size
48
Median Age
23%
College-Educated
95%
High-School Grad
95.8 sq mi
ZIP Area
38
Density / Sq Mi
$68,140
Median Household Income
$47,083
Median Earnings
$818
Median Rent
$177,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Single family property - Four-bedroom seasonal cottage on a small lot with deeded Kayuta Lake access and a private boat dock.
Where is this single family property located?
The property is located at 9876 Brown Tract Rd Remsen, 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: 4‑bedroom cottage with a cottage‑style design and interior kitchen‑family room combo; One full bath and a spacious layout for family and friends to gather and relax; Beach access and lake frontage with deeded Kayuta Lake access plus a private boat dock
