Four-Home Mobile Home
For Sale
$175,000
28671 Martin Road N, Evans Mills, NY 13637
Residential, Evans Mills, NY
Property Size1,080 SF
Lot Size1.70 Acres
Price / SF$162.04
Days on Market167
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
Bathroom 1, Bedroom 2, Bedroom 1
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: Sep 16
Last Checked: Sep 30 at 10:06AM
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 encompasses 1.7 acres and includes four homes. One seller-owned, tenant-occupied home measures 1,080 square feet and includes two bedrooms and one bathroom. The other three homes are tenant-owned and occupy individual sites within the park. The improvements date to 2006, with natural gas forced-air heating and a propane water heater serving the seller-owned residence.
The property is located at 28671 Martin Road N in Evans Mills, New York, near local restaurants, schools, and Fort Drum. Water service is provided by a well, while wastewater is handled by a septic tank. The site is classified as a mobile home park.
The property is located at 28671 Martin Road N in Evans Mills, New York, near local restaurants, schools, and Fort Drum. Water service is provided by a well, while wastewater is handled by a septic tank. The site is classified as a mobile home park.
Key Highlights
- 1.7‑acre mobile home park with four homes
- One seller‑owned, tenant‑occupied 1,080‑square‑foot home
- Three additional tenant‑owned homes with lot‑rent arrangements
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
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Open Analytics
Current Use
Lease Details
4
Residential units
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Four mobile homes share well water, septic service, and a mix of seller- and tenant-owned units.
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: 1.7‑acre mobile home park with four homes; One seller‑owned, tenant‑occupied 1,080‑square‑foot home; Three additional tenant‑owned homes with lot‑rent arrangements
