Mobile Home Park Near
For Sale
$495,000
Pending
1298-1302 State Route 49, Constantia, NY 13044
Mobile home park with development potential near Oneida Lake.
Property Size1,812 SF
Lot Size2.90 Acres
Days on Market266
Property Features for 1298-1302 State Route 49
General Information
Standard status
Pending
Size
1,812 SF
Lot size
2.90 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,797
Building Details
Building Size
1,812 SF
Year Built
1860
Units
25
Listing Agency:
Century 21 Galloway Realty
(315) 342-2111
Listed By:
Jeffrey Tonkin · License #30TO0955654
(315) 342-2111
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 16
Last Checked: Aug 21 at 9:07AM
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 Century 21 Galloway Realty
Investment Insights
Based on property information with market context.
This property features 25 certified sites and frontage on Oneida Lake, bordering the Oswego County Recreational Trail. Public water has been installed, and public sewer is upcoming. The property includes a solid 3-bedroom home with a yard and lake view, along with a large storage barn. The mobile home park is being sold with 6 existing single-wide trailers, 4 of which are currently rented to tenants and park-owned. The property is suitable for year-round tenants, vacation rentals, or snowbird tenants, with options for the park to provide housing or simply offer lot leases. The waterfront lot has potential for developing a recreational area for tenants and has previously accommodated a dock for the owner's house. The property is a candidate for transformation.
Key Highlights
- Frontage on Oneida Lake with lake view from primary home.
- 25 Certified Sites with potential for year‑round, vacation, or snowbird rentals.
- Public water just installed; public sewer coming soon.
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
$13,901
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
2.81%
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%
$278,020
$278.0K
Cap Rate 7%
$198,586
$198.6K
Cap Rate 9%
$154,456
$154.5K
Market Conditions
NOI Build-Up for 1,812 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
$26.7K $14.76/SF
− Vacancy
−$1.5K −$0.81/SF
EGI
$25.3K $13.95/SF
− OpEx
−$11.4K −$6.28/SF
NOI
$13.9K $7.67/SF
Area
Oswego County, NY
Vacancy
5.50%
Lease Rate
$14.76 /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%
$278,020
Cap Rate 7%
$198,586
Cap Rate 9%
$154,456
Alternative Uses
Best Use
Apartment 5plus
$198.6K
$173.8K – $231.7K
NOI $13,901 @ 7.0% cap · market cap 2.81%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$361.4K
$316.3K – $421.7K
NOI $25,300 @ 7.0% cap · market cap 5.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
31
Businesses Nearby
Explore this area
Business Placement
Demographics for 13044, NY
2,506
Population
1,216
Households
2.1
Avg Household Size
46
Median Age
13%
College-Educated
85%
High-School Grad
30.1 sq mi
ZIP Area
83
Density / Sq Mi
$69,300
Median Household Income
$44,153
Median Earnings
$883
Median Rent
$144,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Mobile home park with development potential near Oneida Lake.
Where is this mobile home & rv park located?
The property is located at 1298-1302 State Route 49 Constantia, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Frontage on Oneida Lake with lake view from primary home.; 25 Certified Sites with potential for year‑round, vacation, or snowbird rentals.; Public water just installed; public sewer coming soon.
