Building Details

Building Size 10,488 SF

Year Built 1890

Buildings 10

Stories 2

Listing Agency: Lake Ontario Realty, LLC

Listed By: Amanda J Miller · License #995687438 Show Phone

Source: Garlockrealty

Added: Jun 16 Changed: Oct 23 Last Checked: Oct 23 at 2:01PM

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Investment Insights

Based on property information with market context.

This commercial campground property spans more than 95 acres and includes approximately 400 feet of lakefront. Improvements include a restaurant, motel rooms, a trailer park campground, a rental house, and a year-round home. A former Grange Hall has been converted into two year-round Airbnb rentals. The property also has a gazebo and docks, while updates include new siding, a covered concrete porch, and shoreline work.

Zoning is designated 421, Commercial. The property is located at 18835 S Shore Road in Three Mile Bay, New York.

Key Highlights

• More than 95 acres with approximately 400 feet of lakefront
• Restaurant, motel rooms, trailer park campground, rental house, and year‑round home
• Former Grange Hall converted into 2 year‑round Airbnb rentals

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$111,759

Cap Rate

3.86%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,235,180 $2.2M

Cap Rate 7%

$1,596,557 $1.6M

Cap Rate 9%

$1,241,767 $1.2M

Is this asking price fair?

Market Conditions

NOI Build-Up for 10,488 SF

Gross rent

$265.6K $25.32/SF

− Vacancy

−$30.3K −$2.89/SF

EGI

$235.3K $22.43/SF

− OpEx

−$123.5K −$11.78/SF

NOI

$111.8K $10.66/SF

Area

Jefferson County, NY

Vacancy

11.40%

Lease Rate

$25.32 /SF/Yr

Expense Ratio

52.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$2,235,180

Cap Rate 7%

$1,596,557

Cap Rate 9%

$1,241,767

Alternative Uses

Best Use

Hotel Hospitality

$1.60M

$1.40M – $1.86M (±1% cap)

NOI $111,759 @ 7.0% cap · market cap 3.86%

Second Best

Specialty Retail

$1.54M

$1.35M – $1.79M (±1% cap)

NOI $107,609 @ 7.0% cap · market cap 3.71%

Theoretical Best

Office A

$2.89M

$2.53M – $3.37M (±1% cap)

NOI $202,376 @ 7.0% cap · market cap 6.98%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Contact the owner directly Get the owner's phone numbers and email

Open Analytics

Current Use

Campgrounds

Suggested Use

Top Pick Bed & Breakfast Hotel & Motel

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area Business Placement

Demographics for 13693, NY

495

Population

1,019

Households

0.5

Avg Household Size

58

Median Age

39%

College-Educated

100%

High-School Grad

20.6 sq mi

ZIP Area

24

Density / Sq Mi

$44,375

Median Household Income

$38,750

Median Earnings

$212,500

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Frequently Asked Questions

What type of property is this?

Campground - The property combines campground operations with restaurant, motel, and year-round lodging improvements.

Where is this campground located?

The property is located at 18835 S Shore Road Three Mile Bay, NY.

What is the asking price?

The asking price for this property is $2,899,000.

What are key features of this property?

This property features: More than 95 acres with approximately 400 feet of lakefront; Restaurant, motel rooms, trailer park campground, rental house, and year‑round home; Former Grange Hall converted into 2 year‑round Airbnb rentals