Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    The Largest CRE Database in the US with Over 1 Million Listings

    2468 County Route 6 Hammond, NY 13646

    View on Map
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $1,450,000

    Waterfront campground on 9 acres with 1,261 feet of frontage.

    Lot size:
    11.02 Acres

    Property Features for 2468 County Route 6

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    11.02 Acres

    Building Details

    Year built
    1910

    We can help!

    Listing Contact
    Patricia O'Brien
    Source: Elliman

    Listing Agent: Patricia O'Brien

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

    Learn more

    Overview

    Waterfront Campground with Expansion Potential

    McLear’s Cottage Colony Campground is a seasonal destination nestled on nearly 9 acres with 1,261 feet of level waterfront. This outdoor hospitality property offers recreation, waterfront beauty, and expansion potential. The property features 13 fully-equipped lakefront and lakeside cottages, 4 camping cabins, 15 waterfront full-hookup RV sites, and 6 pull-through sites. It also includes 50 dock slips and a dockside fuel station. The Fish Bone Café has a full commercial kitchen and lakeview patio. The site evolved from the McLear homestead "Broadview Farms" into a family fishing retreat and now a hospitality business. Guests return for their favorite cottage to relax and enjoy the lake, fishing, boating, and views of the largest lake in St Lawrence County. McLear’s is suited for lakeside glamping, cabin expansions, a larger RV park, or a private family compound. It is located close to wineries, golf courses, restaurants, museums, and parks, and is 20 minutes from Alexandria Bay and the St. Lawrence Seaway, within easy reach of Ottawa, Montreal, and the Adirondack Mountains, making it a strategic destination for regional tourism. The property is located in Hammond, NY.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Real Estate Agency Grocery & Convenience Store Travel Agency

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

    Location Insight

    • Map
    • Local Demand
    City
    Hammond
    County
    St. Lawrence
    State
    New York
    Longitude
    -75.64377
    Latitude
    44.484375

    Nearby Similar for Sale

    • $895,000
      4.40 Acres

      Commercial Building in Black Lake

      8861 sq ft commercial building in high-traffic Black Lake region.
      3675 County Rt 6, Hammond, NY 13646
      View Details
    • $325,000
      740 SF

      Lakeside Retreat on 1.32 Acres

      Turn-key three-season cottage with lake views and extensive updates.
      556 Shore Rd West, Hammond, NY 13646
      View Details
    • $235,000
      6.00 Acres

      Off-Grid Retreat on Grass Lake

      Private 6-acre waterfront property with cabins and solar power.
      24 Park Circle/ Pvrt, Hammond, NY 13646
      View Details
    • $450,000

      Four-Unit Building with Office Space

      Four-unit apartment building with office space and river views.
      150 Dubois Rd, Hammond, NY 13646
      View Details
    • $450,000

      Residential Income Property For Sale

      Residential income property available for purchase in Hammond, NY.
      150 Dubois Rd, Hammond, NY 13646
      View Details
    • Contact for pricing
      2,300 SF

      Hammond Bar & Restaurant Opportunity

      Prime location, renovation needed, high potential.
      7950 State Highway 58, Hammond, NY 13646
      View Details
    • $1,399,999
      1,640 SF

      Prime Hammond Waterfront Campground

      Profitable Lakeside Campground, 30 Acres
      302 Chapman Point Rd, Hammond, NY 13646
      View Details
    • $479,000

      Riverfront Estate: Hammond, NY

      Historic lodge, riverfront acreage, turnkey business.
      33 New Rd, Hammond, NY 13646
      View Details

    FAQs

    What type of property is this?
    Campground - Waterfront campground on 9 acres with 1,261 feet of frontage.
    Where is this campground located?
    The property is located at 2468 County Route 6 Hammond, NY.
    What is the asking price?
    The asking price for this property is $1,450,000.
    What are key features of this property?
    This property features: - 1,261 feet of level waterfront on Black Lake, offering scenic views.; - Established hospitality business with a 50+ year history.; - Diverse accommodation options: 13 cottages, 4 camping cabins, and 15 RV sites.
    Request Owner's contact information
    2468 County Route 6 Hammond, NY 13646
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    2468 County Route 6
    Hammond, NY 13646
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    2468 County Route 6 Hammond, NY 13646
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Patricia O'Brien
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!