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    910 River Rd Boonville, NY 13309

    Sponsored
    For Sale
    $2,100,000

    LAND - Other - Boonville, NY

    Lot size:
    332.00 Acres
    Days on Market:
    181
    Last Refresh:
    Jan 19 at 3:06 pm

    Property Features for 910 River Rd

    General Information

    Special listing conditions
    Standard
    Property type
    Land
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Vegetation
    Wooded
    Rooms
    Basement
    APN
    302689-035-000-0001-012-001-0000
    Parking features
    Garage
    Patio and Porch features
    Porch
    Interior features
    GreatRoom, CountryKitchen, NaturalWoodwork, MainLevelPrimary, PrimarySuite
    Exterior features
    DirtDriveway, GravelDriveway
    Fireplace
    1
    Appliances
    Dryer, FreeStandingRange, Oven, PropaneWaterHeater, Refrigerator, Washer
    Lot size
    332.00 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Propane (Heating), Forced Air
    Water source
    Well
    Water front features
    Stream, Beach Access, River Access, Canal Access
    Water front
    1

    Building Details

    Year built
    2008
    Floors in Building
    2
    Flooring type
    Varies, Hardwood, Laminate
    Building materials
    Log, PexPlumbing
    Roof type
    Metal
    Architectural style
    Other
    Additional Structures
    Outbuilding

    We can help!

    Listing Contact
    Natalie Roth
    Natalie Roth

    Benn Realty LLC (315) 831-5061 [email protected]

    Listing agent Natalie Roth (315) 831-5061 License #10491207624

    Listing date Jul 23, 2025

    MLS# S1623984 Listing URL

    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.

    Learn more

    Property Insight Report

    Overview

    Adirondack Lodge on Black River

    This property features a 3,000 sq ft log lodge on 332 acres of land with 11,990 feet of frontage on the Black River. The property, located in Forestport, includes five tax parcels, a preliminary subdivision plan, and four separate access roads off a plowed town-maintained route, situated two miles from Route 12. It has 5,666 feet of road frontage. The land includes a fully wooded peninsula. There are four separate entrances off of the main road, and several inroads connecting all parcels. The property offers direct snowmobile trail access and is situated across from several hundred acres of private conservation property. The property is located 30 minutes from Utica, Rome, and Old Forge, and close to major snowmobile and ATV trail systems. The property is suited for a family compound, sportsman's paradise, or a legacy estate. The property is a hunter's paradise, with a ready made clubhouse.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Recreation land

    Suggested Use

    Parking Facility

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Boonville
    County
    Oneida
    State
    New York
    Longitude
    -75.232761
    Latitude
    43.46511

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    FAQs

    What type of property is this?
    Recreation land - 332 acres with 11,990 feet of Black River shoreline.
    Where is this recreation land located?
    The property is located at 910 River Rd Boonville, NY.
    What is the asking price?
    The asking price for this property is $2,100,000.
    What are key features of this property?
    This property features: - 332 acres of land with an impressive 11,990 feet of Black River shoreline.; - Features a 3,000 sq ft log lodge built in 2008.; - Benefit from five tax parcels with preliminary subdivision plan and multiple access roads.
    (315) 240-3443
    Request Owner's contact information
    910 River Rd Boonville, NY 13309
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    Boonville, NY 13309
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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
    910 River Rd Boonville, NY 13309
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    We can help!
    Listing Contact
    Natalie Roth
    Natalie Roth
    Real Estate License ID: 10491207624
    (315) 240-3443
    Learn more
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