10-Room Motel with Courtyard Event
For Sale
$1,200,000
110 Main St, Andes, NY 13731
MULTI_FAMILY - Andes, NY
Property Size12,252 SF
Lot Size1.25 Acres
Price / SF$97.94
Days on Market58
Property Features for 110 Main St
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
10
Bathrooms
13
Full bathrooms
10
Half bathrooms
3
Rooms
Bathroom 5, Bathroom 4, Bathroom 11, Bedroom 6, Bathroom 8, Bedroom 3, Bathroom 12, Bathroom 1, Bedroom 8, Bathroom 3, Bedroom 2, Bedroom 10, Bathroom 7, Bathroom 13, Bedroom 4, Bedroom 9, Bathroom 9, Bathroom 2, Bedroom 7, Bedroom 5, Bathroom 6, Bedroom 1, Bathroom 10
Security features
Security System
Interior features
Master Downstairs
High school district
000000
Directions
Located in the center of Andes NY, on Main Street.
Standard status
Active
APN
122000-259.010-0006-032.000
Size
12,252 SF
Lot size
1.25 Acres
Taxes and HOA fees
Tax Annual Amount
15426
Utilities
Heating system
Baseboard, Oil, Electric (Heating)
Water source
Public
Amenities
courtyard garden
stage
outdoor bar
Building Details
Year built
1850
Floors in Building
2
Flooring type
Hardwood
Building materials
Wood Siding
Roof type
Asphalt
Additional Structures
Guest House
Listing Agency:
JEWETT AND JEWETT LLC
(802) 578-0731
Listed By:
Steven Jewett
Added: Jul 3
Changed: Aug 4
Last Checked: Aug 29 at 1:06AM
MLS# 11866875
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.
The Andes Hotel is a renovated 10-room motel situated on two parcels, offering guest accommodations along with dedicated hospitality spaces. The property includes an expansive full-scale commercial kitchen, two dining rooms, and a historic tavern that functions as a social hub. Interior features include master downstairs, and the building is constructed with wood siding and has hardwood flooring. Heating is provided by oil, baseboard, and electric (heating), with an asphalt roof.
The courtyard garden was created from what had been a parking area and is designed for events and celebrations. It includes a stage, full-service outdoor bar, and capacity for up to 300 guests. The property is located in the center of Andes, within Delaware County, New York, with public water service.
Built in 1850, the hotel has restored and updated guest rooms and dining spaces, and it is presented as a combined business and real estate opportunity.
The courtyard garden was created from what had been a parking area and is designed for events and celebrations. It includes a stage, full-service outdoor bar, and capacity for up to 300 guests. The property is located in the center of Andes, within Delaware County, New York, with public water service.
Built in 1850, the hotel has restored and updated guest rooms and dining spaces, and it is presented as a combined business and real estate opportunity.
Key Highlights
- Renovated 10‑room motel on two parcels
- Full‑scale commercial kitchen plus two dining rooms
- Historic tavern as a social hub
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
$91,660
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
7.64%
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%
$1,833,200
$1.8M
Cap Rate 7%
$1,309,429
$1.3M
Cap Rate 9%
$1,018,444
$1.0M
Market Conditions
NOI Build-Up for 12,252 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
$220.5K $18.00/SF
− Vacancy
−$27.6K −$2.25/SF
EGI
$193.0K $15.75/SF
− OpEx
−$101.3K −$8.27/SF
NOI
$91.7K $7.48/SF
Area
Delaware County, NY
Vacancy
12.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$1,833,200
Cap Rate 7%
$1,309,429
Cap Rate 9%
$1,018,444
Alternative Uses
Best Use
Specialty Retail
$2.72M
$2.38M – $3.17M
NOI $190,146 @ 7.0% cap · market cap 15.85%
Second Best
Hotel Hospitality
$1.31M
$1.15M – $1.53M
NOI $91,660 @ 7.0% cap · market cap 7.64%
Theoretical Best
Office A
$6.01M
$5.26M – $7.01M
NOI $420,783 @ 7.0% cap · market cap 35.07%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13731, NY
949
Population
1,165
Households
0.8
Avg Household Size
60
Median Age
32%
College-Educated
96%
High-School Grad
89.8 sq mi
ZIP Area
11
Density / Sq Mi
$76,429
Median Household Income
$52,622
Median Earnings
$1,000
Median Rent
$270,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Delaware House Inn — 227 Delaware Ave, Andes, NY 13731
- Pinecone Manor — 295 Main St, Andes, NY 13731
Frequently Asked Questions
What type of property is this?
Motel - Renovated 10-room motel with a stage, full-service outdoor bar, and a courtyard garden event setup.
Where is this motel located?
The property is located at 110 Main St Andes, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: Renovated 10‑room motel on two parcels; Full‑scale commercial kitchen plus two dining rooms; Historic tavern as a social hub
