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    1493 Thornton Road Cherry Creek, NY 14723

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    For Sale
    $3,500,000

    Ski resort with campground, lodge, and airstrip for sale.

    Type:Commercial/Industrial
    Property size:
    10,000 SF
    Lot size:
    462.00 Acres
    Added:
    Mar 12, 2026
    Days on Market:
    21
    Last Refresh:
    Mar 22 at 2:57 am

    Property Features for 1493 Thornton Road

    General Information

    Standard status
    Active
    Size
    10,000 SF
    Lot size
    462.00 Acres
    Property subtype
    Commercial/Industrial

    Building Details

    Year Built
    2019

    We can help!

    Listing Contact
    Kelly Patrone

    Listing agent Kelly Patrone License #30PA0967867

    Listing office Howard Hanna Professionals - Olean

    Listing date Mar 12, 2026

    Source Exitrealty

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

    All listing content including descriptions, pricing, images are the copyrighted material of Howard Hanna Professionals - Olean

    Overview

    Unique Ski Resort Opportunity

    This property presents an opportunity to own a ski resort or develop 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 could also be suitable for 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 grooming or blacktop, the airstrip could be made functional, allowing private pilots to land. Alternatively, the acreage could be used for hunting weekends, with state land on either side. The possibilities are endless.
    Location Intelligence

    Current Use by Public Records

    Cockaigne Resort 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
    -79.1589
    Latitude
    42.266

    Nearby Similar for Sale

    • $17,000

      Vacant Land in Cherry Creek

      Manageable vacant land parcel in Cherry Creek, New York.
      665 Southside Ave, Cherry Creek, NY 14723
      View Details
    • $3,500,000
      10,000 SF

      Cherry Creek Commercial Opportunity

      Unique commercial property with multiple development possibilities in Cherry Creek, NY.
      1493 Thornton Road, Cherry Creek, NY 14723
      View Details

    FAQs

    What type of property is this?
    Resort - Ski resort with campground, lodge, and airstrip for sale.
    Where is this resort located?
    The property is located at 1493 Thornton Road 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: Main Lodge built in 2019 with 10,000 sq ft, capacity for 300 guests.; Existing campground infrastructure with 13 electric sites, potential for expansion.; Private airstrip on the property.
    (716) 372-1155
    We can help!
    Listing Contact
    Kelly Patrone
    Real Estate License ID: 30PA0967867
    Learn More
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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
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