Seasonal RV Park Waterfront
For Sale
Contact for pricing
83-7945 Lake Rd, Sodus Point, NY 14555
Two adjacent lakefront lots in a seasonal RV community with shared amenities like a pool, recreation halls, and restrooms.
Property Size152 SF
Price / SF$164.47
Days on Market95
Property Features for 83-7945 Lake Rd
General Information
Standard status
Active
Size
152 SF
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$628
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 729-0583
Listed By:
Tiffany A. Hilbert · License #10401295229
(585) 729-0583
Source:
Exprealty
Added: May 18
Changed: Aug 13
Last Checked: Aug 19 at 2:22PM
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 Keller Williams Realty Greater Rochester
Investment Insights
Based on property information with market context.
Offered for sale are two adjacent lots in White Birch Park, a seasonal community designed for bringing your own RV or trailer. The seller notes approximately 120 feet of waterfront views across the combined lots, with water views from sunrise to sunset. The park operates approximately April 1 through October 31, depending on seasonal water service, and it is unavailable during the off-season. Community parking is described as being close to the lots, and the community includes an inground swimming pool with certified lifeguard service during July and August. Members also have access to two recreation halls with full kitchens and restrooms for private events, two playgrounds, shower and restroom facilities, and laundry facilities, along with association-wide seasonal activities.
The property is located at 83-7945 Lake Rd, Sodus Point, NY, with lakefront views of Lake Ontario. Owners are responsible for all taxes. The HOA is $1,000 per year, and it is noted as paid for the 2026 season. If a camper is placed, Village of Sodus water and sewer charges are described as averaging approximately $210 quarterly, and camper placement requires approval by the Village/DEC with a form that must be completed.
This offering is a practical fit for buyers looking for a seasonal, amenity-supported home base for RV or trailer use, with shared facilities and a defined operating period during the warmer months. The lots can be sold as a bundle to support an expanded setup for family and friends.
The property is located at 83-7945 Lake Rd, Sodus Point, NY, with lakefront views of Lake Ontario. Owners are responsible for all taxes. The HOA is $1,000 per year, and it is noted as paid for the 2026 season. If a camper is placed, Village of Sodus water and sewer charges are described as averaging approximately $210 quarterly, and camper placement requires approval by the Village/DEC with a form that must be completed.
This offering is a practical fit for buyers looking for a seasonal, amenity-supported home base for RV or trailer use, with shared facilities and a defined operating period during the warmer months. The lots can be sold as a bundle to support an expanded setup for family and friends.
Key Highlights
- Two adjacent lakefront lots in the White Birch Park seasonal RV community in Sodus Point on Lake Rd
- Approx. 120 ft of waterfront views from sunrise to sunset (Lake Ontario)
- White Birch Park open approx. April 1 through Oct. 31; park is unavailable during the off‑season
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
Location Intelligence
Trade Area within ½ mile
21
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?
Waterfront Land - Two adjacent lakefront lots in a seasonal RV community with shared amenities like a pool, recreation halls, and restrooms.
Where is this waterfront land located?
The property is located at 83-7945 Lake Rd Sodus Point, NY.
What are key features of this property?
This property features: Two adjacent lakefront lots in the White Birch Park seasonal RV community in Sodus Point on Lake Rd; Approx. 120 ft of waterfront views from sunrise to sunset (Lake Ontario); White Birch Park open approx. April 1 through Oct. 31; park is unavailable during the off‑season
