Mobile Home & RV Park Site with
For Sale
$95,000
WL1-94 Porcupine Place, Gouldsboro, PA 18424
LAND - Gouldsboro, PA
Property Size399 SF
Lot Size0.15 Acres
Price / SF$238.10
Days on Market158
Property Features for WL1-94 Porcupine Place
General Information
Property type
Land
Property subtype
Other
Zoning description
Restricted
Patio and Porch features
Deck
Subdivision
Eagle Lake Community
High school district
North Pocono SD
Directions
From security gate follow to stop sign and make a left onto Eagle Lake Drive. Follow to stop sign go straight follow to Wild Life Way make a left. Make a quick right onto Porcupine Place property will be on the right.
Standard status
Active
APN
220040300041
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
883
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
gazebo
Listing Agency:
Eagle Lake Realty
(570) 842-1988
Listed By:
Kenneth Maconeghy
(570) 842-1988
Added: Mar 19
Changed: Jul 30
Last Checked: Aug 23 at 3:06PM
MLS# 11676454
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.
This mobile home & RV park community lot at Eagle Lake includes a park model home for vacation use only (able to be used all year round) plus a gazebo on the property. The included park model measures 399 sq ft, and the site includes a deck. Water service is provided by public water, and the property has public sewer.
Eagle Lake is described as a vacation community with a 70-acre lake, clubhouse, an Olympic size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, and a fitness room, along with extensive planned activities. The community also offers 24-hour security and includes water, sewer, and dumpster use with the yearly dues.
The zoning prohibits using the property as a primary residence, and the transaction is listed as cash sales only.
Eagle Lake is described as a vacation community with a 70-acre lake, clubhouse, an Olympic size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, and a fitness room, along with extensive planned activities. The community also offers 24-hour security and includes water, sewer, and dumpster use with the yearly dues.
The zoning prohibits using the property as a primary residence, and the transaction is listed as cash sales only.
Key Highlights
- 0.1491‑acre lot in Eagle Lake Park Model Home Community
- Included park model home measures 399 sq ft
- Deck plus gazebo included on the property
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
3.96%
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 3.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$97.3K
$85.1K – $113.5K
NOI $6,810 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
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
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?
Mobile home & RV park - Park model home community lot with deck, public water and sewer, and zoning prohibiting primary residences.
Where is this mobile home & rv park located?
The property is located at WL1-94 Porcupine Place Gouldsboro, PA.
What is the asking price?
The asking price for this property is $95,000.
What are key features of this property?
This property features: 0.1491‑acre lot in Eagle Lake Park Model Home Community; Included park model home measures 399 sq ft; Deck plus gazebo included on the property
