Park Model Residential Income
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 Market198
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
2026
Tax Annual Amount
388
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
24-hour security
gazebo
Listing Agency:
Eagle Lake Realty
Listed By:
Kenneth Maconeghy
(570) 842-1988
Added: Mar 19
Changed: Sep 18
Last Checked: Oct 2 at 5:06AM
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 residential income property includes a 399-square-foot park model home and a gazebo at WL1-94 Porcupine Place. The property also features a deck, public water, and public sewer. Zoning limits use to vacation purposes and prohibits occupancy as a primary residence, although the home may be used throughout the year. Cash sales only.
Set within Eagle Lake, the property is part of a community with a 70-acre lake, clubhouse, Olympic-size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, fitness room, and planned activities. Yearly dues include water, sewer, dumpster use, and 24-hour security. The property is located in Gouldsboro, Lackawanna County, Pennsylvania.
Set within Eagle Lake, the property is part of a community with a 70-acre lake, clubhouse, Olympic-size swimming pool, outdoor Jacuzzis, tennis courts, recreation areas, fitness room, and planned activities. Yearly dues include water, sewer, dumpster use, and 24-hour security. The property is located in Gouldsboro, Lackawanna County, Pennsylvania.
Key Highlights
- 399‑square‑foot park model home included
- 70‑acre Eagle Lake community
- Vacation use permitted; primary residence prohibited by zoning
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
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Current Use
Lease Details
1
Residential units
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
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Frequently Asked Questions
What type of property is this?
Residential income property - Vacation-use property with a park model home, deck, public utilities, and extensive recreational amenities.
Where is this residential income property 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: 399‑square‑foot park model home included; 70‑acre Eagle Lake community; Vacation use permitted; primary residence prohibited by zoning
