Mobile Home Park with Four
For Sale
$175,000
28671 Martin Road N, Evans Mills, NY 13637
MULTI_FAMILY - Evans Mills, NY
Property Size1,080 SF
Lot Size1.70 Acres
Price / SF$162.04
Days on Market122
Property Features for 28671 Martin Road N
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential Multi Use
Bedrooms
2
Bathrooms
1
Full bathrooms
1
Rooms
Bedroom 1, Bathroom 1, Bedroom 2
Exterior features
PropaneTankLeased
Appliances
PropaneWaterHeater
Lot features
Irregular Lot
Elementary school district
Indian River
Middle school district
Indian River
High school district
Indian River
Subdivision
Le Ray-224089
Standard status
Active
APN
224089-055-000-0001-045-000
Size
1,080 SF
Lot size
1.70 Acres
Taxes and HOA fees
Tax Annual Amount
1738
Utilities
Sewer type
Septic Tank
Heating system
Natural Gas, Forced Air
Water source
Well
Building Details
Year built
2006
Floors in Building
1
Number of units
4
Listing Agency:
Keller Williams Northern New York · Keller Williams Realty
(315) 459-6619
Listed By:
Noah Taylor · License #10401359495
(315) 778-6473
Added: Apr 17
Changed: Aug 4
Last Checked: Aug 16 at 7:06AM
MLS# S1670703
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.
Investment Insights
Based on property information with market context.
This mobile home park is situated on a 1.7-acre lot and includes four mobile homes on site. The seller-owned unit is tenant-occupied, and the remaining three units are tenant-owned and pay lot rent. The far-left unit is positioned when facing the property, and the layout provides usable space across the property.
Built in 2006, the property is serviced by a well and septic tank. Heating is provided by forced air natural gas, and a propane water heater supports domestic hot water. The exterior features include a leased propane tank.
With an easy run to Evans Mills conveniences, the property’s straightforward configuration and income-producing setup can fit investors looking for additional units in a single setting.
Built in 2006, the property is serviced by a well and septic tank. Heating is provided by forced air natural gas, and a propane water heater supports domestic hot water. The exterior features include a leased propane tank.
With an easy run to Evans Mills conveniences, the property’s straightforward configuration and income-producing setup can fit investors looking for additional units in a single setting.
Key Highlights
- Four mobile homes on a 1.7‑acre lot
- Year built 2006 mobile home park
- Well water source and septic tank
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
$7,955
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
4.55%
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%
$159,100
$159.1K
Cap Rate 7%
$113,643
$113.6K
Cap Rate 9%
$88,389
$88.4K
Market Conditions
NOI Build-Up for 1,080 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
$15.6K $14.40/SF
− Vacancy
−$1.1K −$1.01/SF
EGI
$14.5K $13.39/SF
− OpEx
−$6.5K −$6.03/SF
NOI
$8.0K $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 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%
$159,100
Cap Rate 7%
$113,643
Cap Rate 9%
$88,389
Alternative Uses
Best Use
Apartment 5plus
$113.6K
$99.4K – $132.6K
NOI $7,955 @ 7.0% cap · market cap 4.55%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$297.7K
$260.5K – $347.3K
NOI $20,840 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
51
Businesses Nearby
Explore this area
Business Placement
Demographics for 13637, NY
4,980
Population
2,491
Households
2
Avg Household Size
27
Median Age
19%
College-Educated
95%
High-School Grad
35.2 sq mi
ZIP Area
141
Density / Sq Mi
$62,786
Median Household Income
$36,867
Median Earnings
$1,318
Median Rent
$189,600
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 on well and septic with forced-air natural gas heat and four on-site mobile homes.
Where is this mobile home & rv park located?
The property is located at 28671 Martin Road N Evans Mills, NY.
What is the asking price?
The asking price for this property is $175,000.
What are key features of this property?
This property features: Four mobile homes on a 1.7‑acre lot; Year built 2006 mobile home park; Well water source and septic tank
