Renovated 10-Room
For Sale
$1,200,000
110 Main St, Andes, NY 13731
Residential Income, Andes, NY
Property Size12,252 SF
Lot Size1.25 Acres
Price / SF$97.94
Days on Market80
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 6, Bathroom 7, Bedroom 9, Bathroom 12, Bathroom 8, Bathroom 2, Bathroom 11, Bathroom 3, Bathroom 9, Bedroom 4, Bathroom 13, Bedroom 5, Bedroom 10, Bathroom 4, Bedroom 7, Bedroom 3, Bathroom 1, Bedroom 8, Bedroom 1, Bedroom 2, Bedroom 6, Bathroom 10, Bathroom 5
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
Oil, Baseboard, Electric (Heating)
Water source
Public
Amenities
courtyard garden
stage
full-service 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 · License #10491209530
Added: Jul 3
Changed: Sep 16
Last Checked: Sep 20 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.
Located on two parcels in Andes, this 12,252-square-foot hotel property dates to 1850 and includes a renovated 10-room motel, two dining rooms, a historic tavern, and a full commercial kitchen. Guest rooms and dining areas were comprehensively updated in 2024, while hardwood flooring, wood siding, asphalt roofing, and public water service remain part of the property’s physical profile.
The grounds include a courtyard garden with a stage, outdoor bar, and capacity for up to 300 guests. The setting supports weddings, festivals, concerts, and private celebrations, complementing the lodging and food-service components. The property is offered as a combined hospitality business and real estate asset, with plans identified for five additional guest rooms above the tavern.
The grounds include a courtyard garden with a stage, outdoor bar, and capacity for up to 300 guests. The setting supports weddings, festivals, concerts, and private celebrations, complementing the lodging and food-service components. The property is offered as a combined hospitality business and real estate asset, with plans identified for five additional guest rooms above the tavern.
Key Highlights
- 12,252‑square‑foot hotel property on 1.25 acres
- Renovated 10‑room motel with updates completed in 2024
- Two dining rooms, historic tavern, and full commercial kitchen
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
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Hotel - Boutique hospitality property with guest accommodations, dining facilities, a tavern, commercial kitchen, and outdoor event space.
Where is this hotel 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: 12,252‑square‑foot hotel property on 1.25 acres; Renovated 10‑room motel with updates completed in 2024; Two dining rooms, historic tavern, and full commercial kitchen
