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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Mobile home & RV parks
11609 State Rte 3rd 3 Adams, NY 13605-3183
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-2687544
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1984
Total area
288 SF
Lot
11.3 ac (492,228 SF)
Zoning code
LF
APN
223600 98.12-1-2
UPID
US63-2687544
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$995k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.21M
Owner & transaction history
Willows On The Lake LLC · 4 yrs held
Willows On The Lake LLC
since 2021
Last sale
$1.4M
3 recorded transactions
Zoning & alternative use
LF · Adams, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Adams submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Adams submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,045,000
ML approach
$995,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±10% · vs last sale $1.40M (Oct 25 2021)
Last sale anchor
$1.40M
Oct 25 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$4,201 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$648,600
Assessed 2023
Previous assessed
$648,600
+0.0% YoY
Assessed land
$351,300
Assessed improvement
$297,300
Land market value
$451,079
Improvement market value
$381,741
Total market value
$832,820
Applied tax rate
223,402.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Status
Off-Market
Year built
1984
Heating
HOT WATER
Buildings
2
Stories
1
Rooms
4
Bathrooms
1
Total area
288 SF
Lot
11.3 ac (492,228 SF)
Zoning code
LF
APN
223600 98.12-1-2
UPID
US63-2687544
Jurisdiction
JEFFERSON
Zoning & alternative use
LF · Adams, NY
Zoning LF · permitted uses
LF · Adams, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Adams. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1984
Heating
HOT WATER
Stories
1
Buildings
2
Rooms
4
Bathrooms
1
Lot
11.3 ac
Current owner
From public records · entity-resolved
Willows On The Lake LLC
Entity
Mailing address
PO BOX 2863, PITTSFIELD, MA 01202-2863
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 25, 2021
$1,400,000
Willows On The Lake LLC
Willows On Lk Rv Pk INC
Warranty Deed
$1,029,000 · Nbt Bank National Association
Jun 17, 2014
$1,159,300
On The Lk Rv Park Reso Willows
Rita G LLC
Grant Deed
—
Aug 8, 2012
—
Charles Gouin
Rita G LLC
Grant Deed
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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