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    Cherry Creek Commercial Opportunity Title is generated by Realmo AI

    1493 Thornton Road, Cherry Creek, NY 14723

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    Claim this Listing
    For Sale
    $3,500,000

    COMMERCIAL - Cherry Creek, NY

    Property size:
    10,000 SF
    Lot size:
    462.00 Acres
    Price / SF:
    $350/SF
    Added:
    Jul 16, 2023
    Days on Market:
    1041
    Last Refresh:
    May 21 at 5:06 pm

    Property Features for 1493 Thornton Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Com-1
    Parking
    300
    Parking features
    Driveway
    Exterior features
    PropaneTankOwned
    Standard status
    Active
    APN
    063000-253-000-0001-047-000-000P
    Size
    10,000 SF
    Lot size
    462.00 Acres

    Taxes and HOA fees

    Tax Annual Amount
    21023

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Radiant, Propane (Heating), Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2019
    Floors in Building
    2
    Flooring type
    Concrete, Carpet
    Roof type
    Metal

    We can help!

    Listing Contact
    Kelly Patrone

    Listing agent Kelly Patrone License #30PA0967867

    Listing office Howard Hanna Professionals - Olean 410 Wayne Street, Mayville, NY

    Listing date Jul 16, 2023

    MLS# R1481355

    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.

    HighLights

    • 10,000 sq ft Main Lodge (built in 2019) with capacity for 300 guests, ideal for events.
    • Existing infrastructure for multiple revenue streams: campground, potential for yurts/tent sites, and space for a brewery.
    • Includes a private airstrip, offering unique access.
    • Abundant recreational opportunities: snowmobile trails, horseback riding trails, and hiking trails.
    • Significant acreage with state land on either side, providing privacy.
    • Ski patrol area in the Main Lodge can be converted into apartments for additional income.

    Overview

    This commercial property in Cherry Creek, NY, presents opportunities for various business ventures. The property includes a campground with 13 sites already equipped with electricity, with room for expansion to accommodate 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 host 300 guests, making it ideal for weddings. It features a bar area with ample 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 property is its airstrip, which, with grooming or blacktop, could be made functional again to accommodate private pilots or to facilitate weekend hunting trips on the acreage, which is bordered by state land on either side. The property spans 462 acres and is zoned Com-1.
    Property Profile Insight Report 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
    -79.1588551
    Latitude
    42.2659652

    FAQs

    What type of property is this?
    Campground - Unique commercial property with multiple development possibilities in Cherry Creek, NY.
    Where is this campground 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: 10,000 sq ft Main Lodge (built in 2019) with capacity for 300 guests, ideal for events.; Existing infrastructure for multiple revenue streams: campground, potential for yurts/tent sites, and space for a brewery.; Includes a private airstrip, offering unique access.
    (716) 353-3222
    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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