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    Turnkey Lakeside Mobile Cottage Retreat Title is generated by Realmo AI

    11609 State Route 3, Adams, NY 13605

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    For Sale
    $119,900

    LAND - Cottage - Adams, NY

    Property size:
    400 SF
    Price / SF:
    $299/SF
    Added:
    Mar 31, 2026
    Days on Market:
    43
    Last Refresh:
    May 12 at 12:06 pm

    Property Features for 11609 State Route 3

    General Information

    Property type
    Land
    Property subtype
    Other
    Rooms
    Dining Room
    Parking features
    Driveway, Garage
    Interior features
    CeilingFans, DiningArea, GraniteCounters, LivingDiningRoom, Loft
    Appliances
    ElectricWaterHeater, GasOven, GasRange, Microwave, Refrigerator, WineCooler
    Standard status
    Active
    APN
    223600-098-012-0001-002-000
    Size
    400 SF

    Utilities

    Heating system
    Electric (Heating), Ductless (Heating)
    Cooling system
    Central Air, Ductless
    Water front features
    Lake
    Water front
    1

    Building Details

    Year built
    2023
    Floors in Building
    1
    Flooring type
    Varies, Vinyl, Carpet
    Building materials
    BlownInInsulation, VinylSiding
    Roof type
    Metal
    Architectural style
    Cottage

    We can help!

    Listing Contact
    Kiah Sugrue

    Listing agent Kiah Sugrue License #10401293311

    Listing office Lake Ontario Realty, LLC 12396 NYS Route 12E, Chaumont, NY

    Listing date Mar 31, 2026

    MLS# S1669999 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.

    HighLights

    • Lakeside location on Henderson Bay with breathtaking views and private dock access.
    • Fully furnished, turnkey mobile cottage with new furnishings and appliances, including a wine fridge.
    • Includes full 2025 season coverage for public water, septic, and trash services (valued at $3,250).
    • Modern mini‑split units provide both air conditioning and heating for climate control.
    • Access to resort amenities including a clubhouse and on‑site laundry facilities.
    • Rental pool option available for passive income generation.

    Overview

    This turnkey mobile cottage is located on the shores of Henderson Bay on Lake Ontario. The fully furnished 1-bedroom, 1-bathroom cottage is move-in ready and designed for relaxation. It features a loft and an open-concept living area, with a sofa that converts into an additional bed. The kitchen is equipped with quartz countertops, stainless steel appliances (including a wine fridge), and white cabinetry, offering views of the bay. Climate control is provided by mini-split units for both air conditioning and heating. Residents can enjoy sunsets and exclusive access to private docks, a clubhouse, and on-site laundry facilities. The cottage includes the full 2025 season covering public water, septic, and trash services. Located in a well-maintained RV Resort community, this property is suitable for seasonal living or a vacation getaway. The resort offers a rental pool option for passive income. The property is 400 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Willows on the Lake Campground Campground & RV Park

    Suggested Use

    Hotel & Motel

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

    Location Insight

    • Map
    • Local Demand
    City
    Adams
    County
    Chenango
    State
    New York
    Longitude
    -76.134175
    Latitude
    43.891141

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    FAQs

    What type of property is this?
    Campground - Fully furnished 1-bedroom cottage with lake views and resort amenities.
    Where is this campground located?
    The property is located at 11609 State Route 3 Adams, NY.
    What is the asking price?
    The asking price for this property is $119,900.
    What are key features of this property?
    This property features: Lakeside location on Henderson Bay with breathtaking views and private dock access.; Fully furnished, turnkey mobile cottage with new furnishings and appliances, including a wine fridge.; Includes full 2025 season coverage for public water, septic, and trash services (valued at $3,250).
    (315) 649-3434
    We can help!
    Listing Contact
    Kiah Sugrue
    Real Estate License ID: 10401293311
    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.

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