Seasonal Mobile Home and RV
For Sale
$59,900
Pending
16-7945 Lake Rd, Sodus Point, NY 14555
Seasonal park with public water and sewer, Lake Ontario views, and community amenities including clubhouse, laundry, and pool.
Property Size272 SF
Days on Market349
Property Features for 16-7945 Lake Rd
General Information
Standard status
Pending
Size
272 SF
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$331
Listing Agency:
Howard Hanna
(585) 766-9336
Listed By:
Darlene Maimone · License #10401282061
(585) 766-9336
Source:
Exprealty
Added: Sep 17, 2025
Changed: Aug 20
Last Checked: Aug 30 at 8:20PM
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 Howard Hanna
Investment Insights
Based on property information with market context.
White Birch Park is a seasonal mobile home and RV park with public water and public sewer connected. The park overlooks Lake Ontario, and a one-bedroom unit features an attached Florida room, a full bath, and a spacious kitchen/dining/seating area. Residents can enjoy lake views from a freshly stained deck with two separate seating areas.
The community includes walking paths with golf carts permitted between park amenities. A community clubhouse offers a full kitchen and restrooms, along with separate shower and restroom facilities and a laundry area. There is also a built-in pool that is open daily in July and August, plus two playground areas.
Across the road, Youngman Orchards farm market is listed as offering fresh foods, cider, and a jump pillow for children. Nearby, Cracker Box Palace animal rescue offers tours and more than 7 miles of hiking trails through second and third creek.
The community includes walking paths with golf carts permitted between park amenities. A community clubhouse offers a full kitchen and restrooms, along with separate shower and restroom facilities and a laundry area. There is also a built-in pool that is open daily in July and August, plus two playground areas.
Across the road, Youngman Orchards farm market is listed as offering fresh foods, cider, and a jump pillow for children. Nearby, Cracker Box Palace animal rescue offers tours and more than 7 miles of hiking trails through second and third creek.
Key Highlights
- Seasonal 1‑bedroom unit with lake Ontario views
- Public water and public sewer connected
- Attached florida room plus a spacious kitchen/dining/seating area
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
$2,046
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
3.42%
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%
$40,920
$40.9K
Cap Rate 7%
$29,229
$29.2K
Cap Rate 9%
$22,733
$22.7K
Market Conditions
NOI Build-Up for 272 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
$4.2K $15.60/SF
− Vacancy
−$523 −$1.92/SF
EGI
$3.7K $13.68/SF
− OpEx
−$1.7K −$6.15/SF
NOI
$2.0K $7.52/SF
Area
Wayne County, NY
Vacancy
12.33%
Lease Rate
$15.60 /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%
$40,920
Cap Rate 7%
$29,229
Cap Rate 9%
$22,733
Alternative Uses
Best Use
Apartment 5plus
$29.2K
$25.6K – $34.1K
NOI $2,046 @ 7.0% cap · market cap 3.42%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$73.3K
$64.1K – $85.5K
NOI $5,129 @ 7.0% cap · market cap 8.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 14555, NY
934
Population
1,015
Households
0.9
Avg Household Size
59
Median Age
35%
College-Educated
96%
High-School Grad
2.9 sq mi
ZIP Area
322
Density / Sq Mi
$77,500
Median Household Income
$53,333
Median Earnings
$234,700
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 - Seasonal park with public water and sewer, Lake Ontario views, and community amenities including clubhouse, laundry, and pool.
Where is this mobile home & rv park located?
The property is located at 16-7945 Lake Rd Sodus Point, NY.
What is the asking price?
The asking price for this property is $59,900.
What are key features of this property?
This property features: Seasonal 1‑bedroom unit with lake Ontario views; Public water and public sewer connected; Attached florida room plus a spacious kitchen/dining/seating area
