Building Details

Year Built 1963

Listing Agency: Coldwell Banker Commercial Prime Properties v***@gmail.com Show Phone

Listed By: Gerard H Wise · License #10301209870 Show Phone

Source: Signatureonerealtygroup

Added: Jun 27 Changed: Aug 24 Last Checked: Aug 26 at 9:26AM

Report an Issue

Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Commercial Prime Properties

Investment Insights

Based on property information with market context.

Mobile home micro-park for sale featuring three park-owned trailers on a 1.75-acre lot. The property is fully rented and operated with minimal owner management. Each tenant has separate electric meters and heating fuel, supporting independent utility responsibility across units. Recent capital improvements include a brand-new well pump and updated electrical service for the well.

Located at 103–107 Dunham Pond Road in Greenfield, NY, the property is described as being in the Saratoga school district. Access to the site should be arranged by confirmed appointment only; please do not enter the property without authorization.

The existing setup includes tenant-separated metering and a shared well system with recent electrical and pump upgrades, designed to keep the operation straightforward.

Key Highlights

• Mobile home micro‑park on a 1.75‑acre lot with 3 park‑owned trailers
• All units are fully rented, with minimal owner management reported
• Tenants have separate electric meters and heating fuel, supporting low shared expense setup

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

$29,583

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

6.88%

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%

$591,660 $591.7K

Cap Rate 7%

$422,614 $422.6K

Cap Rate 9%

$328,700 $328.7K

Market Conditions

NOI Build-Up for 2,228 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

$56.1K $25.20/SF

− Vacancy

−$2.4K −$1.06/SF

EGI

$53.8K $24.14/SF

− OpEx

−$24.2K −$10.86/SF

NOI

$29.6K $13.28/SF

Area

Saratoga County, NY

Vacancy

4.20%

Lease Rate

$25.20 /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%

$591,660

Cap Rate 7%

$422,614

Cap Rate 9%

$328,700

Alternative Uses

Best Use

Apartment 5plus

$422.6K

$369.8K – $493.1K (±1% cap)

NOI $29,583 @ 7.0% cap · market cap 6.88%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$666.9K

$583.5K – $778.0K (±1% cap)

NOI $46,681 @ 7.0% cap · market cap 10.86%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Mobile home & RV ...

Suggested Use

Top Pick (Bike/Boat/Book/etc) Store Computer & Electronic Repair Restaurant Daycare Center Tech Support Center Bed & Breakfast

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

6

Businesses Nearby

Explore this area Business Placement

Demographics for 12833, NY

4,686

Population

2,327

Households

2

Avg Household Size

44

Median Age

41%

College-Educated

93%

High-School Grad

37.3 sq mi

ZIP Area

126

Density / Sq Mi

$97,621

Median Household Income

$59,635

Median Earnings

$1,227

Median Rent

$323,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mobile home & rv parks located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Mobile home & RV park - Mobile home micro-park with three park-owned trailers on its own utilities, fully rented with minimal owner management.

Where is this mobile home & rv park located?

The property is located at 103-107 Dunham Pond Road Greenfield, NY.

What is the asking price?

The asking price for this property is $430,000.

What are key features of this property?

This property features: Mobile home micro‑park on a 1.75‑acre lot with 3 park‑owned trailers; All units are fully rented, with minimal owner management reported; Tenants have separate electric meters and heating fuel, supporting low shared expense setup