28-Room Motel with Living
New
For Sale
$2,300,000
229 James, Clayton, NY 13624
CommercialSale, Clayton, NY
Property Size9,680 SF
Price / SF$237.60
Days on Market3
Property Features for 229 James
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
20.38-2-6
Zoning description
Commercial
Rooms
Basement
Parking
30
Parking features
Paved or Surfaced
Interior features
BedroomOnMainLevel
Exterior features
PropaneTankLeased
Accessibility
Accessible Approach with Ramp
Lot features
Irregular Lot
Elementary school district
Thousand Islands
Middle school district
Thousand Islands
High school district
Thousand Islands
Directions
From Route 12, go straight onto James St. in Clayton. Motel is on the right towards the far end of James St.
Subdivision
Clayton-Village-223201
Standard status
Active
APN
223201-020-038-0002-006-000
Size
9,680 SF
Additional Details
Business Included
Yes
Taxes and HOA fees
Tax Annual Amount
18538
Utilities
Sewer type
Public Sewer
Heating system
Zoned, Hot Water(Heating), Baseboard, Electric (Heating)
Cooling system
Zoned
Water source
Public
Building Details
Year built
1962
Floors in Building
2
Number of units
28
Flooring type
Linoleum, Vinyl, Carpet
Roof type
Asphalt
Architectural style
Other
Listing Agency:
Bridgeview Real Estate
Listed By:
Amanda Jones · License #10401343704
(315) 782-9292
Added: Oct 30
Changed: Oct 31
Last Checked: Nov 1 at 2:06PM
MLS# S1726168
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.
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Investment Insights
Based on property information with market context.
This 28-room motel, built in 1962, contains 9,680 square feet and includes living quarters beside the main office. The sale includes most room furnishings and equipment, including beds, televisions, refrigerators, window air-conditioning units, appliances, and linens. Heating is electric baseboard, with 400-amp, three-phase service; propane serves five newer water heaters. The asphalt roof and newer exterior stairways and railings are additional building features. Public water and sewer serve the property, and paved parking includes space for trailers and boats.
The motel is in Clayton’s walkable tourist district, near shops, galleries, museums, restaurants, and local events. Zoning is 20.38-2-6.
The motel is in Clayton’s walkable tourist district, near shops, galleries, museums, restaurants, and local events. Zoning is 20.38-2-6.
Key Highlights
- 28 guest rooms in a 9,680‑square‑foot motel
- Living quarters located next to the main office
- Most room furniture, appliances, televisions, refrigerators, window AC units, and linens convey
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$103,149
Cap Rate
4.48%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$2,062,980
$2.1M
Cap Rate 7%
$1,473,557
$1.5M
Cap Rate 9%
$1,146,100
$1.1M
Market Conditions
NOI Build-Up for 9,680 SF
Gross rent
$245.1K $25.32/SF
− Vacancy
−$27.9K −$2.89/SF
EGI
$217.2K $22.43/SF
− OpEx
−$114.0K −$11.78/SF
NOI
$103.1K $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%
$2,062,980
Cap Rate 7%
$1,473,557
Cap Rate 9%
$1,146,100
Alternative Uses
Best Use
Hotel Hospitality
$1.47M
$1.29M – $1.72M
NOI $103,149 @ 7.0% cap · market cap 4.48%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.67M
$2.33M – $3.11M
NOI $186,785 @ 7.0% cap · market cap 8.12%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
See the owner, sales and loan history
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
300
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13624, NY
4,967
Population
3,431
Households
1.4
Avg Household Size
45
Median Age
31%
College-Educated
85%
High-School Grad
63.3 sq mi
ZIP Area
78
Density / Sq Mi
$79,167
Median Household Income
$48,172
Median Earnings
$982
Median Rent
$224,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Similar Off Market Nearby
- K's Riverview Motel & Cottages — 1075 State St, Clayton, NY 13624
- HERON HOUSE — 838/840 State St, Clayton, NY 13624
- The Calumet — 617 Union St, Clayton, NY 13624
- Wooden Boat Inn — 606 Alexandria St, Clayton, NY 13624
- St Lawrence Motor Lodge — 744 James St, Clayton, NY 13624
Frequently Asked Questions
What type of property is this?
Motel - Guest rooms are offered in several configurations, and furnishings and operating equipment are included.
Where is this motel located?
The property is located at 229 James Clayton, NY.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 28 guest rooms in a 9,680‑square‑foot motel; Living quarters located next to the main office; Most room furniture, appliances, televisions, refrigerators, window AC units, and linens convey
