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    Secluded Camp on Snowbird Lake Title is generated by Realmo AI

    2498 Little Beaver Lake Road, Forestport, NY 13338

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    Claim this Listing
    New
    For Sale
    $399,000

    LAND - Other - Forestport, NY

    Property size:
    1,170 SF
    Lot size:
    2.63 Acres
    Price / SF:
    $341/SF
    Added:
    May 10, 2026
    Days on Market:
    5
    Last Refresh:
    May 14 at 3:06 pm

    Property Features for 2498 Little Beaver Lake Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Parking features
    Garage, Driveway
    Vegetation
    Wooded
    Interior features
    EatInKitchen
    Exterior features
    GravelDriveway, PropaneTankLeased
    Fireplace
    1
    Appliances
    GasOven, GasRange, Microwave, PropaneWaterHeater, Refrigerator, TanklessWaterHeater
    Standard status
    Active
    APN
    303800-052-000-0002-032-002-0000
    Size
    1,170 SF
    Lot size
    2.63 Acres

    Taxes and HOA fees

    Tax Annual Amount
    2321

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Solar (Heating), Propane (Heating), Hot Water(Heating)
    Water source
    Well
    Water front features
    Lake, Beach Access
    Water front
    1

    Building Details

    Year built
    2005
    Floors in Building
    1
    Flooring type
    Hardwood, Varies
    Building materials
    BlownInInsulation, WoodSiding
    Architectural style
    Other
    Additional Structures
    Gazebo

    We can help!

    Listing Contact
    Keith Brown

    Listing agent Keith Brown License #10301223440

    Listing office Benn Realty 11098 Lake Julia Rd, Remsen, NY

    Listing date May 10, 2026

    MLS# S1676580 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

    • Access to Snowbird Lake: Enjoy serene, non‑motorized lake access.
    • Secluded 2.63‑Acre Property: Offering privacy and tranquility.
    • Turn‑Key Camp: Immaculately maintained and ready for immediate use.
    • Unique Screened‑In Hut: Features a loft‑like "tree house" with electrical, insulated roof and hardwood floor.
    • Updated Utilities: New generator, batteries, and solar panel installed in 2024, plus underground electrical.
    • Proximity to Recreation and Towns: Close to walking/hiking trails, snowmobiling, and towns.

    Overview

    Located within the 1200-acre Snowbird Lake community, this property offers an escape with its environmental-friendly philosophy. The community provides access to the non-motorized lake, home to local fish and wildlife. Situated on 2.63 acres in a secluded section of the community, the property features a meticulously maintained, turn-key camp. The interior includes a large loft primary bedroom with built-in dressers and cedar-lined closets. A cozy den or office with a sleeper couch is located near the entrance. The living room, dining room, and kitchen share an open area with a vaulted knotty pine ceiling, cherry wide plank flooring, and a cherry kitchen counter. The dining room table includes six extra leaves. The second bedroom has a closet and backyard views. The full-size bathroom features a tiled walk-in shower. French doors lead to a wrap-around deck. A screened-in hut with a loft-like "tree house," complete with a light, fan, insulated roof, and hardwood floor, overlooks the woods. All electrical wiring to the cabin and screened-in hut is underground. The cabin features blown-in insulation bonded to the wood. An outdoor shower is plumbed at the back of the camp. A new generator, batteries, and solar panel were installed in 2024. Kayaks can be stored at a nearby access point. The property is located within walking distance of another access point. The area offers opportunities for walking, hiking, and biking on over ten miles of gravel roads. Old Forge, Boonville, and Utica are a short drive away. The property is located in a snowmobile area, offering an Adirondack experience.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Forestport
    County
    Oneida
    State
    New York
    Longitude
    -75.114076
    Latitude
    43.449733

    FAQs

    What type of property is this?
    Campground - Turn-key camp on 2.63 acres with lake access.
    Where is this campground located?
    The property is located at 2498 Little Beaver Lake Road Forestport, NY.
    What is the asking price?
    The asking price for this property is $399,000.
    What are key features of this property?
    This property features: Access to Snowbird Lake: Enjoy serene, non‑motorized lake access.; Secluded 2.63‑Acre Property: Offering privacy and tranquility.; Turn‑Key Camp: Immaculately maintained and ready for immediate use.
    (315) 520-5699
    We can help!
    Listing Contact
    Keith Brown
    Real Estate License ID: 10301223440
    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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