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    6449 Co Rd 21 Naples, NY 14512

    View on Map
    For Sale
    $199,900

    COMMERCIAL - Naples, NY

    Property size:
    350 SF
    Lot size:
    7.50 Acres
    Added:
    Nov 6, 2025
    Days on Market:
    146
    Last Refresh:
    Apr 1 at 1:06 am

    Property Features for 6449 Co Rd 21

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    04
    Parking
    30
    Parking features
    Driveway
    Standard status
    Active
    APN
    323889-204-000-0001-028-000
    Size
    350 SF
    Lot size
    7.50 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    1426

    Utilities

    Heating system
    Propane (Heating), Baseboard
    Water source
    Well
    Water front features
    Pond

    Building Details

    Year built
    2015
    Floors in Building
    1
    Number of units
    6
    Flooring type
    Plywood, Vinyl, Linoleum
    Building materials
    Frame, MetalSiding, WoodSiding
    Roof type
    Metal, Flat

    We can help!

    Listing Contact
    Donna Koehler

    Listing agent Donna Koehler License #30KO0570437

    Listing office Platinum Prop & Asset Mgmt 2270 Latta Rd, Rochester, NY

    Listing date Nov 6, 2025

    MLS# R1649858

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Mini Campground with Amish Cabins

    This property features a mini campground with a newer trailer, five Amish-built cabins constructed in 2024, and two bathrooms equipped with showers. There is space available for additional cabins. The property includes an 80-foot drilled well and a private pond. Situated in a growing tourist area, the location is popular among nature enthusiasts, wine aficionados, skiers, and snowmobilers. The square footage of 350 square feet is an estimate for the trailer. The lot size is 7.5 acres. Additional adjacent acreage may be available for purchase. The zoning is 04.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Campgrounds

    Map

    City
    Naples
    County
    Ontario
    State
    New York
    Longitude
    -77.377169
    Latitude
    42.5935

    Nearby Similar for Sale

    • $1,500,000
      6,711 SF

      Finger Lakes Lodge and Estate

      Two properties on 33 acres, ideal for short-term rentals.
      7520 W Hollow Road, Naples, NY 14512
      View Details
    • $800,000

      Sunnyside Estates MHP For Sale

      41-pad manufactured housing community with significant upside potential.
      4851 W River Rd, Naples, NY 14512
      View Details

    FAQs

    What type of property is this?
    Campground - Campground with cabins, bathrooms, well, and pond in Naples.
    Where is this campground located?
    The property is located at 6449 Co Rd 21 Naples, NY.
    What is the asking price?
    The asking price for this property is $199,900.
    What are key features of this property?
    This property features: Mini campground featuring **5 Amish‑built Cabins (2024) and 2 Bathrooms with showers.**; Enjoy the **private pond on the property.**; Located in a growing tourist area popular with nature lovers, wine lovers, skiers, and snowmobilers.
    (585) 621-3672
    We can help!
    Listing Contact
    Donna Koehler
    Real Estate License ID: 30KO0570437
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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