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    Waterfront RV Park Co-Op Lot Title is generated by Realmo AI

    2892 Ontario Shores Dr. Lot 7W, Cape Vincent, NY 13618

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    For Sale
    $69,900

    Co-op shares provide seasonal May–October use with water, sewer, and a dock slip for your motorhome or camper.

    Type:Land
    Added:
    Jun 1, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 6 at 2:32 am

    Property Features for 2892 Ontario Shores Dr. Lot 7W

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Amanda J Miller
    Amanda J Miller

    Listing agent Amanda J Miller License #49MI0953024

    Listing office Lake Ontario Realty, LLC

    Listing date Jun 1, 2026

    Source Elliman

    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 Lake Ontario Realty, LLC

    HighLights

    • Co‑op shares provide seasonal use from May to October 1 for a motorhome or camper
    • Lot includes water and sewer service
    • Waterfront lots include a dock slip
    • On‑site ramp available for launching
    • No STRs allowed; board approval required for offers
    • Non‑aggressive breed dogs allowed on a leash

    Overview

    This offering is a co-operative ownership structure where you purchase shares in the Ontario Shores Cooperative Corporation for use of a designated waterfront lot. The park supports motorhomes, RVs, park models, and singlewide trailers. The co-op design is intended to keep shareholder expenses minimal once lots are sold, and the public remarks state there are no HOA fees and no taxes on RVs and park models.

    The lot is described as open and available from May to October 1. Waterfront sites include a dock slip, and there is also a ramp for launching. Water and sewer are included with the lot, and the property is referenced as being just off Fox and Grenadier, with an outstanding fishing area near Lake Ontario and the St. Lawrence River.

    Operationally, offers are subject to Board approval. Short-term rentals are not allowed, and use requires the owner’s presence with friends and family on the site. Non-aggressive breed dogs are permitted on a leash. Buyers are advised to review the Cooperative Offering Plan and the Park Rules and Regulations, and buyers must be accompanied by an agent on the property.
    Location Intelligence

    Current Use by Public Records

    Ontario Shores and Marina ... Campground & RV Park

    Map

    City
    Cape Vincent
    County
    Jefferson
    State
    New York
    Longitude
    -76.3139742
    Latitude
    44.0598579

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    FAQs

    What type of property is this?
    Mobile home & RV park - Co-op shares provide seasonal May–October use with water, sewer, and a dock slip for your motorhome or camper.
    Where is this mobile home & rv park located?
    The property is located at 2892 Ontario Shores Dr. Lot 7W Cape Vincent, NY.
    What is the asking price?
    The asking price for this property is $69,900.
    What are key features of this property?
    This property features: Co‑op shares provide seasonal use from May to October 1 for a motorhome or camper; Lot includes water and sewer service; Waterfront lots include a dock slip
    (315) 649-3434
    We can help!
    Listing Contact
    Amanda J Miller
    Amanda J Miller
    Real Estate License ID: 49MI0953024
    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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