Lakeview Vacation Land
For Sale
$74,990
278 Lake View W, Gouldsboro, PA 18424
LAND - Gouldsboro, PA
Property Size399 SF
Lot Size0.14 Acres
Price / SF$187.94
Days on Market306
Property Features for 278 Lake View W
General Information
Property type
Land
Property subtype
Other
Zoning description
Restricted
Patio and Porch features
Deck
High school district
North Pocono SD
Directions
From Security gate go straight until stop sign. Turn left on Eagle Lake Dr. Continue to sign that says Lake View West. Turn left onto Lake View West, property is on right hand side
Standard status
Active
APN
22003050049
Lot size
0.14 Acres
Taxes and HOA fees
Tax Annual Amount
993
HOA Fee
$171 Monthly
Utilities
Sewer type
Public Sewer
Water source
Public
Listing Agency:
Eagle Lake Realty
(570) 842-1988
Listed By:
Kenneth Maconeghy
(570) 842-1988
Added: Oct 22, 2025
Changed: Jul 16
Last Checked: Aug 23 at 9:06AM
MLS# 11626258
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This is a lake-view land parcel within a park model home community. A park model home is included in the asking price and measures 399 square feet. The property is subject to zoning restrictions that prohibit use as a primary residence.
The community is described as a vacation-use park model home setting, while also being usable all year. Amenities referenced include a 70-acre lake, clubhouse, an Olympic-size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, and a fitness room, along with extensive planned activities. Water, sewer, dumpster use, and 24-hour security are included with the yearly dues.
For buyers seeking a lake-oriented park model setup governed by vacation-use zoning, this offering provides a ready, community-supported configuration with the park model home included. Prospective purchasers should note that the listing indicates cash sales only, and any intended use must align with the stated zoning limitations.
The community is described as a vacation-use park model home setting, while also being usable all year. Amenities referenced include a 70-acre lake, clubhouse, an Olympic-size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, and a fitness room, along with extensive planned activities. Water, sewer, dumpster use, and 24-hour security are included with the yearly dues.
For buyers seeking a lake-oriented park model setup governed by vacation-use zoning, this offering provides a ready, community-supported configuration with the park model home included. Prospective purchasers should note that the listing indicates cash sales only, and any intended use must align with the stated zoning limitations.
Key Highlights
- Park model home included with the asking price, measuring 399 sq ft
- Zoning prohibits using the home as a primary residence
- Eagle Lake community is for vacation use only but able to be used all year round
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
$3,759
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
5.01%
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%
$75,180
$75.2K
Cap Rate 7%
$53,700
$53.7K
Cap Rate 9%
$41,767
$41.8K
Market Conditions
NOI Build-Up for 399 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
$7.4K $18.60/SF
− Vacancy
−$586 −$1.47/SF
EGI
$6.8K $17.13/SF
− OpEx
−$3.1K −$7.71/SF
NOI
$3.8K $9.42/SF
Area
Wayne County, PA
Vacancy
7.90%
Lease Rate
$18.60 /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%
$75,180
Cap Rate 7%
$53,700
Cap Rate 9%
$41,767
Alternative Uses
Best Use
Apartment 5plus
$53.7K
$47.0K – $62.7K
NOI $3,759 @ 7.0% cap · market cap 5.01%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$97.3K
$85.1K – $113.5K
NOI $6,810 @ 7.0% cap · market cap 9.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 18424, PA
5,598
Population
4,031
Households
1.4
Avg Household Size
49
Median Age
22%
College-Educated
93%
High-School Grad
81.2 sq mi
ZIP Area
69
Density / Sq Mi
$62,192
Median Household Income
$37,167
Median Earnings
$994
Median Rent
$191,800
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 - Lake-view lot in a park model community with a included park model home for vacation use.
Where is this mobile home & rv park located?
The property is located at 278 Lake View W Gouldsboro, PA.
What is the asking price?
The asking price for this property is $74,990.
What are key features of this property?
This property features: Park model home included with the asking price, measuring 399 sq ft; Zoning prohibits using the home as a primary residence; Eagle Lake community is for vacation use only but able to be used all year round
