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    7945 Lake Rd Sodus, NY 14555

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    For Sale
    $65,000

    Cozy cottage near Lake Ontario with modern amenities and recreation.

    Type:Land
    Added:
    Apr 15, 2026
    Days on Market:
    6
    Last Refresh:
    Apr 14 at 6:58 am

    Property Features for 7945 Lake Rd

    General Information

    Standard status
    Active
    Property subtype
    Land

    We can help!

    Listing Contact
    Derek J. Greene

    Listing agent Derek J. Greene License #SBR004802

    Listing office The Greene Realty Group

    Listing date Apr 15, 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 The Greene Realty Group

    Overview

    Lake Ontario Camper Cottage

    This cozy camper cottage is nestled near the shores of Lake Ontario in Sodus Point and is available from April 1st to October 31st. It offers a blend of comfort, nature, and adventure. The attached three-season room comfortably sleeps up to six people. Inside, there is a well-equipped kitchenette, two living areas, and modern amenities, including internet/WiFi and two smart TVs. All furniture and electronic equipment is included. The attached 40-foot camper provides comfort and rustic charm, ideal for a lakeside getaway. Outdoor amenities include a picnic table, Blackstone grill, private fire pit, and shed. The spacious outdoor area provides ample room for games, relaxation, stargazing, and enjoying the fresh air. A pool is available for residents and their guests. For boating enthusiasts, a nearby boat launch offers easy access to Lake Ontario. The surrounding area boasts hiking trails, apple orchards, and farm markets. Plenty of free parking is available, allowing for multiple vehicles or a boat trailer. The property is somewhat bikeable with a bike score of 16 and car-dependent with a walk score of 3.
    Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Restaurant Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Food Market Storage Facility Bar & Pub Cafe & Coffee Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sodus
    County
    Wayne
    State
    New York
    Longitude
    -77.0069937
    Latitude
    43.2711576

    Nearby Similar for Sale

    • $425,000
      11,641 SF

      Former Restaurant with Lake Views

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    • $331,411
      5,000 SF

      Advance Auto Investment Opportunity

      NNN leased Advance Auto in Sodus, NY for sale.
      6553 State Rte 88, Sodus, NY
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    FAQs

    What type of property is this?
    Recreation land - Cozy cottage near Lake Ontario with modern amenities and recreation.
    Where is this recreation land located?
    The property is located at 7945 Lake Rd Sodus, NY.
    What is the asking price?
    The asking price for this property is $65,000.
    What are key features of this property?
    This property features: Sleeps up to 6 people comfortably with an attached 3‑season room and a 40’ camper.; Includes modern amenities like **internet/WiFi and two smart TVs**, plus a well‑equipped kitchenette.; Comes **fully furnished** with all furniture and electronic equipment included.
    (860) 560-1006
    We can help!
    Listing Contact
    Derek J. Greene
    Real Estate License ID: SBR004802
    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.

    More about this property
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