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    1493 Thornton Rd Cherry Creek, NY 14723

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    For Sale
    $3,500,000

    Ski resort with campground, lodge, and potential for expansion.

    Lot size:
    462.00 Acres

    Property Features for 1493 Thornton Rd

    General Information

    Standard status
    Active
    Lot size
    462.00 Acres

    We can help!

    Listing Contact
    Kelly Patrone
    Source: Exprealty

    Listing Agency: Howard Hanna Professionals - Olean Listing Agent: Kelly Patrone

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Unique Ski Resort Opportunity

    This property presents an opportunity to own a ski resort or explore alternative business ventures. The site currently features a campground with 13 electric-equipped sites, with potential for expansion to include yurts and tent sites. The location benefits from numerous snowmobile, horseback riding, and hiking trails. The property also lends itself to establishing a brewery with an outdoor entertainment stage. Constructed in 2019, the main lodge offers 10,000 square feet of space and can accommodate 300 guests, making it suitable for events such as weddings. It includes a bar area with seating. The former ski patrol area at the back of the building could be converted into apartments for additional income. A unique feature of this resort is its private airstrip. With some maintenance, the airstrip could be restored to accommodate private pilots. Alternatively, it could serve as a landing area for guests interested in hunting on the acreage, which is bordered by state land. The property offers a range of possibilities for development.
    Location Intelligence

    Current Use by Public Records

    Cockaigne Resort Ski Resort Cockaigne Ski Patrol Ski Club

    Suggested Use

    Hotel & Motel Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Cherry Creek
    County
    Chautauqua
    State
    New York
    Longitude
    -79.1588551
    Latitude
    42.2659652

    Nearby Similar for Sale

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      Mixed-Use Property with Rental Income

      Mixed-use property in Cherry Creek, NY with rental and business potential.
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    FAQs

    What type of property is this?
    Resort - Ski resort with campground, lodge, and potential for expansion.
    Where is this resort located?
    The property is located at 1493 Thornton Rd Cherry Creek, NY.
    What is the asking price?
    The asking price for this property is $3,500,000.
    What are key features of this property?
    This property features: - 10,000 sq ft Main Lodge built in 2019, featuring a bar area and a capacity for 300 guests.; - Campground infrastructure with 13 electric sites and expansion potential.; - Private airstrip offering unique access.
    (716) 353-3222
    Request Owner's contact information
    1493 Thornton Rd Cherry Creek, NY 14723
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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
    1493 Thornton Rd Cherry Creek, NY 14723
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    We can help!
    Listing Contact
    Kelly Patrone
    (716) 353-3222
    Learn more
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