Seasonal RV Park Lot with
For Sale
Contact for pricing
84-7945 Lake Rd, Sodus Point, NY 14555
Seasonal community lot at White Birch Park with access to shared amenities and deck overlooking Lake Ontario.
Property Size224 SF
Price / SF$111.61
Days on Market106
Property Features for 84-7945 Lake Rd
General Information
Standard status
Active
Size
224 SF
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$642
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 21
Last Checked: Aug 30 at 11:57PM
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.
This listing is for a seasonal lot within White Birch Park, offering a deck designed for enjoying lake views. The park operates approximately April 1 through October 31, depending on seasonal water service, and is unavailable during the off-season. Community parking is available, and HOA dues are $1,000 per year, which includes payment for the 2026 season; owners are responsible for taxes.
In-ground swimming pool access is available with certified lifeguard service during July and August. The community also includes two recreation halls with full kitchens and restrooms for member private events, two playgrounds, shower and restroom facilities, and laundry facilities. Members can participate in association-wide seasonal activities throughout the park.
For utilities, if a camper is placed, Village of Sodus water and sewer charges average approximately $210 quarterly. Camper placement requires approval by the Village and DEC via a form process. The lot may be sold with Lot #84.
In-ground swimming pool access is available with certified lifeguard service during July and August. The community also includes two recreation halls with full kitchens and restrooms for member private events, two playgrounds, shower and restroom facilities, and laundry facilities. Members can participate in association-wide seasonal activities throughout the park.
For utilities, if a camper is placed, Village of Sodus water and sewer charges average approximately $210 quarterly. Camper placement requires approval by the Village and DEC via a form process. The lot may be sold with Lot #84.
Key Highlights
- Seasonal lot at White Birch Park on Lake Rd in Sodus Point with deck overlooking Lake Ontario
- Approx. 120 ft of waterfront views; two adjacent lots available and can be purchased as a bundle to increase lot size
- White Birch Park seasonal operations: open approx. April 1 through Oct. 31; park unavailable during 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
$1,685
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
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
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Frequently Asked Questions
What type of property is this?
Mobile home & RV park - Seasonal community lot at White Birch Park with access to shared amenities and deck overlooking Lake Ontario.
Where is this mobile home & rv park located?
The property is located at 84-7945 Lake Rd Sodus Point, NY.
What are key features of this property?
This property features: Seasonal lot at White Birch Park on Lake Rd in Sodus Point with deck overlooking Lake Ontario; Approx. 120 ft of waterfront views; two adjacent lots available and can be purchased as a bundle to increase lot size; White Birch Park seasonal operations: open approx. April 1 through Oct. 31; park unavailable during off‑season
