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    Turnkey Event & Retreat Venue Title is generated by Realmo AI

    2215 State Route 80, Otisco, NY 13159

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    For Sale
    $1,999,900

    Fully furnished event barn with on-site lodging and resort amenities near Otisco Lake.

    Type:Commercial
    Property size:
    18,000 SF
    Price / SF:
    $111/SF
    Added:
    Jun 3, 2026
    Days on Market:
    4
    Last Refresh:
    Jun 6 at 5:38 am

    Property Features for 2215 State Route 80

    General Information

    Standard status
    Active
    Size
    18,000 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1920

    We can help!

    Listing Contact
    Eric O'Mara

    Listing agent Eric O'Mara

    Listing office

    Listing date Jun 3, 2026

    Source Elliman

    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 Eric O'Mara

    HighLights

    • Approximately 18,000 SF fully furnished and finished event barn designed for weddings and special events
    • On‑site lodging accommodations for guests staying overnight during events and retreats
    • Fully renovated silo converted into a one‑of‑a‑kind guest suite
    • Resort‑style outdoor amenities including swimming pools, outdoor entertainment areas, bars, and patios
    • Versatile event and hospitality use: weddings, corporate retreats, reunions, private parties, and special events

    Overview

    2215 State Route 80 is an approximately 18,000-square-foot, fully furnished and finished event barn and retreat venue built to host weddings and special events. The property includes multiple on-site lodging accommodations for overnight guest stays. A standout feature is a fully renovated silo converted into a one-of-a-kind guest suite that functions as a short-term rental experience. The grounds are set up for entertaining and relaxation, with swimming pools, outdoor entertainment areas, bars, patios, and maintained outdoor spaces.

    Located in Central New York near Otisco Lake, the property is designed for destination-style gatherings where guests can remain on-site. With a car-dependent setting, the venue is best suited for operators and hosts who plan for guest arrival by vehicle.

    This turnkey setup supports event and hospitality operations for a new owner, whether continuing existing uses or reimagining how the space is programmed. The combination of event space, overnight accommodations, and a distinct short-term rental suite offers a flexible platform for weddings, retreats, reunions, private parties, and other guest-based hospitality concepts.

    Local Financial Insights For Apartment 5plus

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $330.5k $18.36
    − Vacancy −$21.5k −$1.19
    EGI $309.0k $17.17
    − OpEx −$139.0k −$7.72
    NOI $169.9k $9.44
    18,000 SF · lease $18.36/SF/yr · vacancy 6.50% · expense 45.00%

    Alternative Uses

    Best Use
    Apartment 5plus
    $2.43M
    $2.12M – $2.83M (±1% cap)
    NOI $169,949 @ 7.0% cap · market cap 8.50%
    Second Best
    Hotel Hospitality
    $1.82M
    $1.59M – $2.12M (±1% cap)
    NOI $127,351 @ 7.0% cap · market cap 6.37%
    Theoretical Best
    Office A
    $3.13M
    $2.74M – $3.65M (±1% cap)
    NOI $218,972 @ 7.0% cap · market cap 10.95%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Resorts

    Suggested Use

    Restaurant Auto Repair Shop Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Otisco
    County
    Onondaga
    State
    New York
    Longitude
    -76.221395
    Latitude
    42.878006

    FAQs

    What type of property is this?
    Resort - Fully furnished event barn with on-site lodging and resort amenities near Otisco Lake.
    Where is this resort located?
    The property is located at 2215 State Route 80 Otisco, NY.
    What is the asking price?
    The asking price for this property is $1,999,900.
    What are key features of this property?
    This property features: Approximately 18,000 SF fully furnished and finished event barn designed for weddings and special events; On‑site lodging accommodations for guests staying overnight during events and retreats; Fully renovated silo converted into a one‑of‑a‑kind guest suite
    (315) 522-3194
    We can help!
    Listing Contact
    Eric O'Mara
    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.

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