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    Property profile & analytics

    2600 Us-20A Varysburg, NY 14167

    • Mobile home & RV parks
    • 5.17 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Isalis / Women'S Clothing Store / Jewelry Store
    • Party City / Party Store / Balloon Store
    • Skunk Funk / Wholesaler / Clothing Store
    • Carl's Trading Co / Hat Shop
    • Bushka's Kitchen LLC / Outdoor Clothing And Equipment Shop

    Property Details for 2600 Us-20A

    Year built
    1970
    Lot size
    5.17 lot acres
    Property type
    Mobile home & RV parks

    Description

    This exceptional investment opportunity presents a 25-unit mobile home park situated on a spacious 5.17-acre lot in Varysburg, New York. Built in 1970, the park boasts a strong 93.13% occupancy rate, generating a current Net Operating Income (NOI) of $92,325, translating to an attractive 11.19% capitalization rate. Pro-forma projections indicate an even more compelling 11.66% cap rate and a NOI of $96,231. The park's inventory includes 20 tenant-owned homes and 3 park-owned homes, all operating under rent-to-own agreements. Two vacant lots offer potential for future expansion or additional revenue streams. The property benefits from a public water system and a private septic system, ensuring efficient and reliable infrastructure. Strategically located at 2600 US-20A in Wyoming County, New York (zip code 14167), this Class B property offers a solid foundation for a lucrative investment in the Western New York market. The asking price for this well-maintained mobile home park is $825,000. This represents a rare chance to acquire a proven, cash-flowing asset with significant upside potential. The property's strong performance metrics and favorable location make it an ideal addition to any real estate portfolio.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Varysburg
    County
    Wyoming
    State
    New York
    Longitude
    -78.309
    Latitude
    42.7572

    Comparable in this City

    • Value Estimation
      $185,000
      1,352 SF

      1629 Rte 20a

      MOBILE HOME PARK, TRAILER PARK • 1,352 SF
      1629 Rte 20a, Varysburg, NY 14167-9762
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    • Value Estimation
      $345,000
      2,400 SF

      2970 Kohler Rd

      CAMPGROUND, RV PARK • 2,400 SF
      2970 Kohler Rd, Varysburg, NY 14167-9719
      View Details
    • Value Estimation
      $205,000
      600 SF

      2592 Rte 20a

      MOBILE HOME PARK, TRAILER PARK • 600 SF
      2592 Rte 20a, Varysburg, NY 14167
      View Details
    • Value Estimation by Request
      0.01 Acres

      2026 Rte 20a

      MINING, MINERAL, QUARRIES • 0.01 Acres
      2026 Rte 20a, Varysburg, NY 14167-9791
      View Details
    • Value Estimation
      $265,000
      1,728 SF

      1957 Centerline Rd

      STORAGE YARD (JUNK, SALVAGE) • 1,728 SF
      1957 Centerline Rd, Varysburg, NY 14167-9710
      View Details
    • Value Estimation
      $260,000
      3,698 SF

      2463 Rte 98

      OFFICE/RESIDENTIAL (MIXED USE) • 3,698 SF
      2463 Rte 98, Varysburg, NY 14167
      View Details
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    2600 Us-20A
    Varysburg, NY 14167
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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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