Renovated Limited-Service
New
For Sale
Contact for pricing
569 HARRY L DR, Johnson City, NY 13790
Recently renovated hotel with 99 guest rooms and access from Harry L Drive.
Property Size50,550 SF
Price / SF$98.91
Days on Market7
Property Features for 569 HARRY L DR
General Information
Standard status
Active
Size
50,550 SF
Class
B
Total Parking Spaces
102
Property subtype
Hospitality
Zoning
USF
Occupancy
47%
Investment Type
Value Add
Net Operating Income
$374,839
Additional Details
Road Access
Yes
Building Details
Year Built
1978
Year Renovated
2024
Stories
4
Units
1
Listing Agency:
Innvest
Listed By:
Deirdre Ventura, CHB · License #NY 49VE1041482
Source:
Crexi
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 31 at 9:11AM
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 Innvest
Investment Insights
Based on property information with market context.
The Comfort Inn & Suites is a 50,550-square-foot, four-story limited-service hotel containing 99 keys. The property was built in 1978 and underwent a comprehensive renovation before reopening under its current flag. It formerly operated as a Best Western SureStay, providing a documented operating history and established hospitality use.
Located at 569 Harry L Drive in Johnson City, New York, the hotel has direct access from Harry L Drive and serves the Greater Binghamton demand base. The property is identified with USF zoning and is positioned for continued operation as a branded lodging asset.
Located at 569 Harry L Drive in Johnson City, New York, the hotel has direct access from Harry L Drive and serves the Greater Binghamton demand base. The property is identified with USF zoning and is positioned for continued operation as a branded lodging asset.
Key Highlights
- 99‑key limited‑service hotel
- 50,550 square feet across 4 stories
- Comfort Inn & Suites flag
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$247,508
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.95%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,950,160
$5.0M
Cap Rate 7%
$3,535,829
$3.5M
Cap Rate 9%
$2,750,089
$2.8M
Market Conditions
NOI Build-Up for 50,550 SF
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.
Gross rent
$606.6K $12.00/SF
− Vacancy
−$85.5K −$1.69/SF
EGI
$521.1K $10.31/SF
− OpEx
−$273.6K −$5.41/SF
NOI
$247.5K $4.90/SF
Area
Broome County, NY
Vacancy
14.10%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$4,950,160
Cap Rate 7%
$3,535,829
Cap Rate 9%
$2,750,089
Alternative Uses
Best Use
Hotel Hospitality
$3.54M
$3.09M – $4.13M
NOI $247,508 @ 7.0% cap · market cap 4.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$12.54M
$10.97M – $14.63M
NOI $877,872 @ 7.0% cap · market cap 17.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
751
Businesses Nearby
Explore this area
Business Placement
Demographics for 13790, NY
18,478
Population
9,585
Households
1.9
Avg Household Size
43
Median Age
29%
College-Educated
89%
High-School Grad
27.2 sq mi
ZIP Area
679
Density / Sq Mi
$54,764
Median Household Income
$37,360
Median Earnings
$985
Median Rent
$117,300
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Hotel - Recently renovated hotel with 99 guest rooms and access from Harry L Drive.
Where is this hotel located?
The property is located at 569 HARRY L DR Johnson City, NY.
What is the asking price?
The asking price for this property is $5,000,000.
What are key features of this property?
This property features: 99‑key limited‑service hotel; 50,550 square feet across 4 stories; Comfort Inn & Suites flag
