Mobile Home & RV Park Lot with
For Sale
$92,000
Pending
WL1-171 Quail Trail, Gouldsboro, PA 18424
Land, Gouldsboro, PA
Property Size399 SF
Lot Size0.16 Acres
Days on Market357
Property Features for WL1-171 Quail Trail
General Information
Property type
Land
Property subtype
Other
Zoning description
Restricted
Patio and Porch features
Deck
High school district
North Pocono SD
Directions
From Security gate follow to stop sign make a left onto Eagle Lake Drive Follow through the stop sign and make a left onto Wild Life Way Make a quick left onto Quail Trail property will be on the left
Standard status
Pending
APN
22004030095
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
936
HOA Fee
$171 Monthly
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
70 Acre lake
clubhouse
Olympic size swimming pool
outdoor Jacuzzis
tennis courts
recreation areas
fitness room
extensive planned activities
dumpster use
24-hour security
Listing Agency:
Eagle Lake Realty
Listed By:
Kenneth Maconeghy
(570) 842-1988
Added: Sep 30, 2025
Changed: Sep 6
Last Checked: Sep 21 at 4:06AM
MLS# 11615704
Copyright © 2026 My State MLS. 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.
Mobile home & RV park lot in Gouldsboro, PA with a park model home included. The park model is 399 sq ft, and local zoning prohibits using it as a primary residence. The property is part of Eagle Lake, a park model home community for vacation use only, which can be used all year round.
Eagle Lake offers on-site recreation and amenities including a 70-acre lake, clubhouse, Olympic size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, and a fitness room with extensive planned activities. Water, sewer, dumpster use, and 24-hour security are included with the yearly dues. A deck is included with the property.
For buyers, the property is offered as cash sales only.
Eagle Lake offers on-site recreation and amenities including a 70-acre lake, clubhouse, Olympic size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, and a fitness room with extensive planned activities. Water, sewer, dumpster use, and 24-hour security are included with the yearly dues. A deck is included with the property.
For buyers, the property is offered as cash sales only.
Key Highlights
- 0.1567‑acre lot with a 399 sq ft park model home included
- Zoning prohibits using the park model as a primary residence
- Eagle Lake community supports vacation use only, with all‑year use
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
$3,759
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
4.09%
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%
$75,180
$75.2K
Cap Rate 7%
$53,700
$53.7K
Cap Rate 9%
$41,767
$41.8K
Market Conditions
NOI Build-Up for 399 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
$7.4K $18.60/SF
− Vacancy
−$586 −$1.47/SF
EGI
$6.8K $17.13/SF
− OpEx
−$3.1K −$7.71/SF
NOI
$3.8K $9.42/SF
Area
Wayne County, PA
Vacancy
7.90%
Lease Rate
$18.60 /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%
$75,180
Cap Rate 7%
$53,700
Cap Rate 9%
$41,767
Alternative Uses
Best Use
Apartment 5plus
$53.7K
$47.0K – $62.7K
NOI $3,759 @ 7.0% cap · market cap 4.09%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$97.3K
$85.1K – $113.5K
NOI $6,810 @ 7.0% cap · market cap 7.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 18424, PA
5,598
Population
4,031
Households
1.4
Avg Household Size
49
Median Age
22%
College-Educated
93%
High-School Grad
81.2 sq mi
ZIP Area
69
Density / Sq Mi
$62,192
Median Household Income
$37,167
Median Earnings
$994
Median Rent
$191,800
Median Home Value
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Frequently Asked Questions
What type of property is this?
Single family property - Park model home lot in a vacation-use community, with deck and public water and public sewer.
Where is this single family property located?
The property is located at WL1-171 Quail Trail Gouldsboro, PA.
What is the asking price?
The asking price for this property is $92,000.
What are key features of this property?
This property features: 0.1567‑acre lot with a 399 sq ft park model home included; Zoning prohibits using the park model as a primary residence; Eagle Lake community supports vacation use only, with all‑year use
