Seasonal Lakefront RV Park
For Sale
Contact for pricing
7945 Lake Road, Sodus Point, NY 14555
LAND - Sodus Point, NY
Property Size152 SF
Lot Size0.10 Acres
Price / SF$164.47
Days on Market95
Property Features for 7945 Lake Road
General Information
Property type
Land
Property subtype
Other
Parking features
Driveway
Subdivision
White Birch Campground
Lot features
Irregular Lot, Lake Front, Level
View
Water
Elementary school district
Sodus
Middle school district
Sodus
High school district
Sodus
Directions
Lake Road to Sodus Point - left onto White Birch Campground - across street from Youngmans Market.
Standard status
Active
APN
544203-070-119-0019-723-211-0000
Size
152 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
628
Utilities
Water source
Public
Water front features
Lake Front, Lake
Water front
1
Amenities
pool
recreation halls
playgrounds
shower/restroom facilities
laundry facilities
seasonal activities
Building Details
Year built
1980
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 362-8900
Listed By:
Tiffany A. Hilbert · License #10401295229
(585) 729-0583
Added: May 18
Changed: Aug 14
Last Checked: Aug 20 at 7:06AM
MLS# R1681956
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 offering is for a seasonal RV park lot at White Birch Park, where owners may bring an RV or trailer and place a camper subject to required approval by the Village and DEC. The community operates approximately April 1 through October 31, depending on seasonal water service, and is unavailable during the off-season. The park includes community parking nearby and onsite facilities such as shower and restroom areas and laundry facilities. Association amenities include an inground swimming pool with certified lifeguard service in July and August, two recreation halls with full kitchens and restrooms for member events, and two playgrounds with association-wide seasonal activities.
The lot is situated within White Birch Park along Lake Ontario, with views of the water. The listing notes that two adjacent lots are available next to each other, each with approximately 120 feet of waterfront views, and that the parcels may be purchased as a bundle to increase overall lot size for additional family or friends.
Financially, HOA dues are $1,000 per year and the amount has been paid for the 2026 season. Owners remain responsible for all taxes. If a camper is placed, Village of Sodus water and sewer charges average approximately $210 quarterly. A form is required as part of the camper placement approval process.
The lot is situated within White Birch Park along Lake Ontario, with views of the water. The listing notes that two adjacent lots are available next to each other, each with approximately 120 feet of waterfront views, and that the parcels may be purchased as a bundle to increase overall lot size for additional family or friends.
Financially, HOA dues are $1,000 per year and the amount has been paid for the 2026 season. Owners remain responsible for all taxes. If a camper is placed, Village of Sodus water and sewer charges average approximately $210 quarterly. A form is required as part of the camper placement approval process.
Key Highlights
- Seasonal community lot in White Birch Park with lakefront on Lake Ontario
- Approx. 120 ft of water frontage views; 2 adjacent lots available (Lot #84 listed) for possible bundle purchase
- HOA $1,000/yr paid for the 2026 season; owners responsible for taxes
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
$1,143
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
4.57%
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%
$22,860
$22.9K
Cap Rate 7%
$16,329
$16.3K
Cap Rate 9%
$12,700
$12.7K
Market Conditions
NOI Build-Up for 152 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
$2.4K $15.60/SF
− Vacancy
−$292 −$1.92/SF
EGI
$2.1K $13.68/SF
− OpEx
−$935 −$6.15/SF
NOI
$1.1K $7.52/SF
Area
Wayne County, NY
Vacancy
12.33%
Lease Rate
$15.60 /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%
$22,860
Cap Rate 7%
$16,329
Cap Rate 9%
$12,700
Alternative Uses
Best Use
Apartment 5plus
$16.3K
$14.3K – $19.1K
NOI $1,143 @ 7.0% cap · market cap 4.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$40.9K
$35.8K – $47.8K
NOI $2,866 @ 7.0% cap · market cap 11.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 14555, NY
934
Population
1,015
Households
0.9
Avg Household Size
59
Median Age
35%
College-Educated
96%
High-School Grad
2.9 sq mi
ZIP Area
322
Density / Sq Mi
$77,500
Median Household Income
$53,333
Median Earnings
$234,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Seasonal RV/trailer lot in White Birch Park with Lake Ontario views and community amenities during the open months.
Where is this mobile home & rv park located?
The property is located at 7945 Lake Road Sodus Point, NY.
What are key features of this property?
This property features: Seasonal community lot in White Birch Park with lakefront on Lake Ontario; Approx. 120 ft of water frontage views; 2 adjacent lots available (Lot #84 listed) for possible bundle purchase; HOA $1,000/yr paid for the 2026 season; owners responsible for taxes
