Furnished Lakeside Short-Term
For Sale
$99,900
11609 State Route 3 Unit 91, Adams, NY 13605
Seasonal cottage with private dock access, resort amenities, and rental pool participation.
Property Size400 SF
Price / SF$249.75
Days on Market67
Property Features for 11609 State Route 3 Unit 91
General Information
Standard status
Active
Size
400 SF
Property subtype
Vacant Land
Additional Details
Furnished
Yes
Utilities to Site
Yes
Multifamily Units
1
Amenities
screened front porch
private docks
clubhouse
on-site laundry facilities
Building Details
Year Built
2023
Buildings
1
Construction
mobile
Listing Agency:
Lake Ontario Realty, LLC
Listed By:
Kiah Sugrue · License #10401293311
(315) 649-3434
Source:
Skinnercnyrealty
Added: Aug 11
Changed: Oct 15
Last Checked: Oct 7 at 4:09PM
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 Lake Ontario Realty, LLC
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Review the available facts, identify missing information and prepare questions for the agent.
Investment Insights
Based on property information with market context.
This 2023 furnished mobile cottage is configured as a short-term rental property with two bedrooms and one bathroom. The 400-square-foot interior combines living and kitchen areas in an open layout, with granite countertops, stainless steel appliances, and white cabinetry. Mini-split systems provide heating and air conditioning, while a screened front porch overlooks Henderson Bay on Lake Ontario.
The property is located within an RV resort community at 11609 State Route 3 Unit 91 in Adams, New York. Community features include private dock access, a clubhouse, and on-site laundry facilities. Public water, septic, and trash services are included for the 2027 season. A rental pool option is available when the cottage is not in personal use.
The property is located within an RV resort community at 11609 State Route 3 Unit 91 in Adams, New York. Community features include private dock access, a clubhouse, and on-site laundry facilities. Public water, septic, and trash services are included for the 2027 season. A rental pool option is available when the cottage is not in personal use.
Key Highlights
- 2023‑built, 400‑square‑foot furnished mobile cottage
- Two bedrooms and one bathroom with an open living and kitchen layout
- Screened front porch with views of Henderson Bay on Lake Ontario
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$2,946
Cap Rate
2.95%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$58,920
$58.9K
Cap Rate 7%
$42,086
$42.1K
Cap Rate 9%
$32,733
$32.7K
Market Conditions
NOI Build-Up for 400 SF
Gross rent
$5.8K $14.40/SF
− Vacancy
−$403 −$1.01/SF
EGI
$5.4K $13.39/SF
− OpEx
−$2.4K −$6.03/SF
NOI
$2.9K $7.37/SF
Area
Jefferson County, NY
Vacancy
7.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$58,920
Cap Rate 7%
$42,086
Cap Rate 9%
$32,733
Alternative Uses
Best Use
Apartment 5plus
$42.1K
$36.8K – $49.1K
NOI $2,946 @ 7.0% cap · market cap 2.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$110.3K
$96.5K – $128.6K
NOI $7,718 @ 7.0% cap · market cap 7.73%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 13605, NY
4,517
Population
2,497
Households
1.8
Avg Household Size
41
Median Age
22%
College-Educated
91%
High-School Grad
78.0 sq mi
ZIP Area
58
Density / Sq Mi
$70,947
Median Household Income
$40,592
Median Earnings
$744
Median Rent
$188,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Frequently Asked Questions
What type of property is this?
Short term rental property - Seasonal cottage with private dock access, resort amenities, and rental pool participation.
Where is this short term rental property located?
The property is located at 11609 State Route 3 Unit 91 Adams, NY.
What is the asking price?
The asking price for this property is $99,900.
What are key features of this property?
This property features: 2023‑built, 400‑square‑foot furnished mobile cottage; Two bedrooms and one bathroom with an open living and kitchen layout; Screened front porch with views of Henderson Bay on Lake Ontario
