Established Campground with RV
For Sale
Under Contract
$698,000
55 Broken Wheel Road, Petersburgh, NY 12138
Commercial Sale, Petersburgh, NY
Property Size5,236 SF
Lot Size70.00 Acres
Price / SF$133.31
Days on Market195
Property Features for 55 Broken Wheel Road
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
25
Parking features
Garage
Lot features
Views, Mountain(s), Wooded, Cleared, Irregular Lot
High school
Berlin Central
Elementary school district
Berlin
Middle school district
Berlin
High school district
Berlin
Directions
From Route 7 head south on Route 22 to a left onto Broken Wheel Road (approx. 10 miles). From Route 43 in Stephentown head north on Route 22 to a right on Broken Wheel Road (approx. 14 miles).
Standard status
Active Under Contract
APN
383400 108.-2-16.1
Size
5,236 SF
Lot size
70.00 Acres
Taxes and HOA fees
Tax Annual Amount
17103
Utilities
Sewer type
Septic Tank
Heating system
Oil, Propane (Heating)
Water source
Well
Amenities
Wi-Fi
Gunite pool
fishing access
camp store
bath house
rec hall
dump station
historic caboose
Building Details
Building materials
Aluminum Siding, Wood Siding
Listing Agency:
Howard Hanna Capital Inc
(518) 286-1000
Listed By:
Kristin M McClenaghan · License #10301212697
(518) 669-7119
Added: Mar 4
Changed: Sep 12
Last Checked: Sep 15 at 12:06AM
MLS# 202612808
Copyright © 2026 Global MLS, Inc. 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 70-acre campground property includes 60 RV sites equipped with water and electric service, along with Wi-Fi, a Gunite pool, and fishing access to the Little Hoosic River. The operation has been family-operated for over 50 years and includes a 5,236-square-foot property improvement footprint, a drilled well, and a dump station.
Supporting improvements include a 24 x 40 garage with electric service, attic storage, and an Alaskan slab. A pole barn contains the camp store, bath house, and recreation hall, with electric, water, and septic service. The property also includes an 1800s house with electric, oil heat, and septic, plus a historic caboose with electric. Water is supplied by a well, and wastewater service is provided by a septic tank.
Supporting improvements include a 24 x 40 garage with electric service, attic storage, and an Alaskan slab. A pole barn contains the camp store, bath house, and recreation hall, with electric, water, and septic service. The property also includes an 1800s house with electric, oil heat, and septic, plus a historic caboose with electric. Water is supplied by a well, and wastewater service is provided by a septic tank.
Key Highlights
- 70‑acre campground property
- 60 RV sites with water and electric
- Gunite pool and fishing access to the Little Hoosic River
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
$63,556
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
9.11%
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%
$1,271,120
$1.3M
Cap Rate 7%
$907,943
$907.9K
Cap Rate 9%
$706,178
$706.2K
Market Conditions
NOI Build-Up for 5,236 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
$121.9K $23.28/SF
− Vacancy
−$6.3K −$1.21/SF
EGI
$115.6K $22.07/SF
− OpEx
−$52.0K −$9.93/SF
NOI
$63.6K $12.14/SF
Area
Rensselaer County, NY
Vacancy
5.20%
Lease Rate
$23.28 /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%
$1,271,120
Cap Rate 7%
$907,943
Cap Rate 9%
$706,178
Alternative Uses
Best Use
Apartment 5plus
$907.9K
$794.5K – $1.06M
NOI $63,556 @ 7.0% cap · market cap 9.11%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,624 @ 7.0% cap · market cap 13.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
2
Businesses Nearby
Explore this area
Business Placement
Demographics for 12138, NY
3,012
Population
1,661
Households
1.8
Avg Household Size
49
Median Age
22%
College-Educated
91%
High-School Grad
89.6 sq mi
ZIP Area
34
Density / Sq Mi
$78,693
Median Household Income
$45,341
Median Earnings
$1,234
Median Rent
$181,800
Median Home Value
Check the figures for this property
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?
Campground - Seasonal campground operation with on-site amenities, guest facilities, and access to the Little Hoosic River.
Where is this campground located?
The property is located at 55 Broken Wheel Road Petersburgh, NY.
What is the asking price?
The asking price for this property is $698,000.
What are key features of this property?
This property features: 70‑acre campground property; 60 RV sites with water and electric; Gunite pool and fishing access to the Little Hoosic River
