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Property profile & analytics
OFF-MARKET
Estimated value
$615,000
Mobile home & RV parks
183 Pitcher Rd, Queensbury, NY 12804-8038
Entity Owned
13-yr Hold
Free & Clear
Property ID
US63-0227968
Property profile
Verified
Property type
Mobile home & RV parks
Use group
MOBILE HOME PARK, TRAILER PARK
Year built
1979
Total area
792 SF
Lot
48.99 ac (2,134,004 SF)
Zoning code
MDR
APN
523400 308.14-1-52
UPID
US63-0227968
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
Current use
Occupant on record · Public records
-
Forest Park Manufactured Home Community Campground & RV Park
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$790k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$435k
Blend (final)
Blend
$615k
Owner & transaction history
Forest Park Mhc LLC · 13 yrs held
Forest Park Mhc LLC
since 2013
4 recorded transactions
Zoning & alternative use
MDR · Queensbury, 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 Queensbury submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Queensbury 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
by Request
ML approach
$790,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$615k
Range $554k – $677k · ±10%
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
$777 / 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
Tax year 2021Property tax & assessments
Tax year 2021
Tax billed
$53,394
Tax year 2021
Assessed value
$9,435,000
Assessed 2023
Previous assessed
$9,331,400
+1.1% YoY
Effective rate
0.57%
On assessed value
Assessed land
$4,154,100
Assessed improvement
$5,280,900
Land market value
$4,887,176
Improvement market value
$6,212,824
Total market value
$11,100,000
Applied tax rate
523,402.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
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
1979
Heating
NONE
Buildings
181
Total area
792 SF
Lot
48.99 ac (2,134,004 SF)
Zoning code
MDR
APN
523400 308.14-1-52
UPID
US63-0227968
Jurisdiction
WARREN
Zoning & alternative use
MDR · Queensbury, NY
Zoning MDR · permitted uses
MDR · Queensbury, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Queensbury. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1979
Heating
NONE
Buildings
181
Lot
48.99 ac
Current owner
From public records · entity-resolved
Forest Park Mhc LLC
Entity
Free & Clear · 13 yrs held
Mailing address
31200 NORTHWESTERN HWY, FARMINGTON HILLS, MI 48334-5900
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2026
—
Forest Park Mhc LLC
—
Deed
related
$10,923 · Berkeley Point Capital LLC
Jul 6, 2021
—
Forest Park Mhc LLC
—
Deed
related
$4,615,244 · Wells Fargo Bank NA
Apr 30, 2013
$7,850,180
Forest Park Mhc LLC
Arc Communities 14 LLC
Grant Deed
—
Mar 3, 2004
—
Arc Communities 14 LLC
Arc4bfnd LLC
Warranty Deed
related
—
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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