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    Historic Lodge with Guest Cottages Title is generated by Realmo AI

    41 Route 39, Round Top, NY 12473

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    For Sale
    $289,000

    Historic multi-level lodge property with guest accommodations and a gutted cottage, offered as-is with included furnishings.

    Property size:
    1,024 SF
    Lot size:
    2.40 Acres
    Price / SF:
    $282/SF
    Added:
    Feb 21, 2026
    Days on Market:
    107
    Last Refresh:
    Jun 6 at 4:39 am

    Property Features for 41 Route 39

    General Information

    Standard status
    Active
    Size
    1,024 SF
    Lot size
    2.40 Acres

    We can help!

    Listing Contact
    Randy Spiesman
    Randy Spiesman

    Listing agent Randy Spiesman

    Listing office Weichert REALTORS

    Listing date Feb 21, 2026

    Source Exprealty

    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 Weichert REALTORS

    HighLights

    • Historic lodge property on approx. 2.4 acres in Round Top, NY, formerly Woodlands Lodge
    • Main residence includes multiple levels of bedrooms and baths, with original features like woodwork, pocket doors, and a grand staircase
    • First floor features a prep kitchen with pantry and office area, bar room, double parlor, large sun‑filled dining room, and an enclosed porch sitting room
    • Second floor offers five bedrooms and six bathrooms; third floor has seven bedrooms with sinks plus two full baths
    • Rear addition adds four bedrooms with baths; rear staircase and separate exterior entrance support guest‑access convenience
    • Back cottage is gutted and approx. 1,024 SF; property is sold as‑is with most former lodge furnishings and contents included

    Overview

    This historic lodge property is arranged across multiple levels, with a main residence built for guest stays and flexible private use. The first floor includes a spacious prep kitchen with pantry and office area, a bar room, double parlor, sun-filled dining room, and an additional sitting room created from enclosed porch space. A rear staircase and a separate exterior entrance support convenient access to guest accommodations. The second floor features five bedrooms and six bathrooms, while the third floor offers seven additional bedrooms with sinks and two full baths. A rear addition adds four more bedrooms with baths, along with a laundry area and staff quarters off the kitchen.

    A rear cottage is also included and is currently gutted. The property has been successfully subdivided, and taxes will be based on the 2.4-acre parcel. The sale is being offered as-is, with cash offers preferred. Most furnishings and contents associated with former lodge operations are included, with limited personal exclusions.

    The lodging layout makes the property well-suited for a bed and breakfast, boutique inn, retreat center, wedding venue, or private estate, depending on how it is restored and configured. The property is located near outdoor recreation including ski resorts, golf courses, and hiking trails, with convenient access to the New York State Thruway for travel from the New York City metro area.
    Location Intelligence

    Current Use by Public Records

    Bed & breakfasts

    Suggested Use

    Restaurant Building Supply Hotel & Motel Cafe & Coffee Shop Barber Shop Bed & Breakfast Restaurant

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

    Similar Places Nearby

    • The Woodlands — 3574 County Rte 39, Round Top, NY 12473

    Location Insight

    • Map
    • Local Demand
    City
    Round Top
    County
    Greene
    State
    New York
    Longitude
    -74.0270154
    Latitude
    42.2722453

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    FAQs

    What type of property is this?
    Bed & breakfast - Historic multi-level lodge property with guest accommodations and a gutted cottage, offered as-is with included furnishings.
    Where is this bed & breakfast located?
    The property is located at 41 Route 39 Round Top, NY.
    What is the asking price?
    The asking price for this property is $289,000.
    What are key features of this property?
    This property features: Historic lodge property on approx. 2.4 acres in Round Top, NY, formerly Woodlands Lodge; Main residence includes multiple levels of bedrooms and baths, with original features like woodwork, pocket doors, and a grand staircase; First floor features a prep kitchen with pantry and office area, bar room, double parlor, large sun‑filled dining room, and an enclosed porch sitting room
    (845) 616-4638
    We can help!
    Listing Contact
    Randy Spiesman
    Randy Spiesman
    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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