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    County Road 30 Watkins Glen, NY 14891

    View on Map
    Sponsored
    For Sale
    $1,200,000

    COMMERCIAL - Watkins Glen, NY

    Property size:
    3,192 SF
    Lot size:
    0.77 Acres
    Days on Market:
    11
    Last Refresh:
    Mar 19 at 5:06 pm

    Property Features for County Road 30

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    Commercial
    Rooms
    Basement
    APN
    443289-064-008-0001-015-001-0000
    Parking
    10
    Parking features
    Paved or Surfaced
    Size
    3,192 SF
    Lot size
    0.77 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Hot Water(Heating), Electric (Heating), Natural Gas, Baseboard, Forced Air
    Water source
    Public
    Water front features
    Beach Access, Lake
    Water front
    1

    Building Details

    Year built
    1944
    Floors in Building
    1
    Number of units
    6
    Flooring type
    Vinyl, Varies, Carpet, Hardwood, Linoleum
    Building materials
    AtticCrawlHatchwaysInsulated, Block, PreCastConcrete, Frame
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Allyson R. Adam-Anderson

    Keller Williams Realty Gateway (585) 356-1618

    Listing agent Allyson R. Adam-Anderson (585) 256-4400 License #10301211526

    Listing date Mar 9, 2026

    MLS# R1651312

    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

    Watkins Glen Lakefront Resort Motel

    This seasonal resort motel offers a unique experience with lake access. The property consists of two parcels totaling 0.77 acres, including over 200 linear feet of Seneca Lake frontage. Tax map parcel 64.08-1-15.2 contains the main house, while adjacent tax map parcel 64.08-15.1 features 5 rental units. There are 5 electric meters, including one at the beach. Accommodations include a three-bedroom house with 1.5 baths, two two-bedroom cottages, one one-bedroom cottage, and two efficiency bungalows. Most units have a full kitchen and a deck with furniture and a gas grill, offering views of Seneca Lake. The property is dog-friendly and includes a large grassy area with a communal fire pit. Guests have access to over 200 feet of lake frontage with two docks equipped with tables and chairs. Access to the lakefront requires descending two flights of stairs and crossing railroad tracks. Wi-Fi is available throughout the property. All units include linens, towels, flat-screen TVs with cable, coffee makers, microwaves, fridges, and blow dryers. Larger units also feature full kitchens with cookware, plates, and utensils, and most have a pull-out couch or futon. Individual A/C units are in each accommodation, and there are 10 off-street parking spaces. The maintenance area includes 3 stackable W/D units and a manager's office. Public water and sewer services are provided. The property is located on a dead-end street, ensuring privacy. The business currently operates through a website with mostly returning guests, offering flat rates. There is potential to increase rates, modernize bookings, optimize pricing, and increase income. Bookings for the 2026 season are already being received. The property has no zoning, only land use. The total building size is 3192 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Motels

    Similar Places Nearby

    Watkins Glen Harbor Hotel, The Benjamin Hotel, Watkins Glen Villager Motel, watkins glen vacation rentals, Juniper inn, ogunquit me

    Map

    City
    Watkins Glen
    County
    Schuyler
    State
    New York
    Longitude
    -76.8805
    Latitude
    42.390786

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    FAQs

    What type of property is this?
    Motel - Seasonal resort motel with lakefront access and multiple rental units.
    Where is this motel located?
    The property is located at County Road 30 Watkins Glen, 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: - Over 200 feet of Seneca Lake frontage with 2 docks, offering boating, fishing, and lake access.; - Seasonal resort motel with multiple rental units including a three-bedroom house, two-bedroom cottages, one-bedroom cottage, and efficiency bungalows.; - Two combined parcels totaling .77 acres, including lakefront ownership.
    (585) 256-5408
    Request Owner's contact information
    County Road 30 Watkins Glen, NY 14891
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    Watkins Glen, NY 14891
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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
    County Road 30 Watkins Glen, NY 14891
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    We can help!
    Listing Contact
    Allyson R. Adam-Anderson
    Real Estate License ID: 10301211526
    (585) 256-5408 (585) 256-4400
    Learn more
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