Seasonal RV Park Lot with Lake
For Sale
Contact for pricing
7945 Lake Road, Sodus Point, NY 14555
LAND - Sodus Point, NY
Property Size224 SF
Lot Size0.10 Acres
Price / SF$111.61
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 into White Birch Campground - across street from Youngmans Market.
Standard status
Active
APN
544203-070-119-0019-727-212-0000
Size
224 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Annual Amount
642
Utilities
Water source
Public
Water front features
Lake Front, Lake
Water front
1
Amenities
inground swimming pool
recreation halls
playgrounds
shower and restroom facilities
laundry facilities
association-wide 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 6
Last Checked: Aug 20 at 7:06AM
MLS# R1681954
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.
Build your summer stay on this seasonal RV park lot within White Birch Park on Lake Road in Sodus Point. The property offers lakefront views of Lake Ontario, with a deck overlooking the water. Two adjacent lots are available for purchase together, and they may be sold with Lot #84 to increase the overall lot size.
White Birch Park is open approximately April 1 through October 31, depending on seasonal water service, and is unavailable during the off-season. Community parking is available. Water is provided via public water, and RV or camper placement requires approval by the Village and DEC, using the required application form.
The park includes an inground swimming pool with certified lifeguard service during July and August, two recreation halls with full kitchens and restrooms for private events, two playgrounds, shower and restroom facilities, laundry facilities, and association-wide seasonal activities throughout the park.
White Birch Park is open approximately April 1 through October 31, depending on seasonal water service, and is unavailable during the off-season. Community parking is available. Water is provided via public water, and RV or camper placement requires approval by the Village and DEC, using the required application form.
The park includes an inground swimming pool with certified lifeguard service during July and August, two recreation halls with full kitchens and restrooms for private events, two playgrounds, shower and restroom facilities, laundry facilities, and association-wide seasonal activities throughout the park.
Key Highlights
- Lake Ontario lakefront views of approx. 120 ft
- Two adjacent lots available for purchase together
- Deck overlooking the water at White Birch Park
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
$1,685
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
6.74%
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%
$33,700
$33.7K
Cap Rate 7%
$24,071
$24.1K
Cap Rate 9%
$18,722
$18.7K
Market Conditions
NOI Build-Up for 224 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
$3.5K $15.60/SF
− Vacancy
−$431 −$1.92/SF
EGI
$3.1K $13.68/SF
− OpEx
−$1.4K −$6.15/SF
NOI
$1.7K $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%
$33,700
Cap Rate 7%
$24,071
Cap Rate 9%
$18,722
Alternative Uses
Best Use
Apartment 5plus
$24.1K
$21.1K – $28.1K
NOI $1,685 @ 7.0% cap · market cap 6.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$60.3K
$52.8K – $70.4K
NOI $4,224 @ 7.0% cap · market cap 16.90%
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
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Seasonal RV park lot in White Birch Park with deck overlooking Lake Ontario and community amenities during the summer season.
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: Lake Ontario lakefront views of approx. 120 ft; Two adjacent lots available for purchase together; Deck overlooking the water at White Birch Park
