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    Houghton, NY Hospitality Property Title is generated by Realmo AI

    7632 Centerville Road, Houghton, NY 14744

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    For Sale
    $2,250,000

    COMMERCIAL - Houghton, NY

    Property size:
    7,541 SF
    Lot size:
    87.19 Acres
    Price / SF:
    $298/SF
    Added:
    Dec 8, 2025
    Days on Market:
    157
    Last Refresh:
    May 14 at 6:06 am

    Property Features for 7632 Centerville Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    COMMERCIAL
    Rooms
    Basement
    Parking
    95
    Exterior features
    PropaneTankOwned
    Standard status
    Active
    APN
    025800-038-000-0003-005-001-0000
    Size
    7,541 SF
    Lot size
    87.19 Acres

    Taxes and HOA fees

    Tax Annual Amount
    15407

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating), Heat Pump (Heating), Forced Air, Baseboard, Propane (Heating), Space Heater
    Cooling system
    Heat Pump
    Water source
    Well

    Building Details

    Year built
    1999
    Floors in Building
    2
    Building materials
    Block
    Roof type
    Asphalt, Metal

    We can help!

    Listing Contact
    Grant D. Pettrone
    Grant D. Pettrone

    Listing agent Grant D. Pettrone License #10491209675

    Listing office Revolution Real Estate 3861 Lyell Road, Rochester, NY

    Listing date Dec 8, 2025

    MLS# R1653973

    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.

    HighLights

    • Turnkey, multi‑use hospitality property on 87+ scenic acres with 90+ campground sites and expansion potential.
    • Includes deluxe cabins, RV sites, tent areas, bath houses, entertainment spaces, hiking trails, and a lake.
    • Main lodge features heated indoor and outdoor pools, games, crafts, and a storefront.
    • Offers a custom‑upgraded (2022) 3‑bedroom home for rental or owner‑occupancy.
    • Includes a 2020‑built horse barn and arena with 8 stables.
    • Full coverage Wi‑Fi and camera system included throughout the property.

    Overview

    This multi-use hospitality property is situated on over 87 scenic acres in Houghton, NY. The campground features over 90 sites, with space for additional development. Accommodation options include deluxe cabins, RV pull-through and back-in sites, and tent areas. All RV sites and cabins are equipped with electric service. The property includes bath houses, entertainment spaces, hiking trails, and a lake. A full-coverage Wi-Fi and camera system is in place. The main lodge provides heated indoor and outdoor pools, games, and crafts areas. The storefront serves as a check-in point, rental facility, and supplies and souvenir shop. An on-site apartment offers housing for an owner or manager. A custom-upgraded 3-bedroom home, completed in 2022, is available for rental or owner occupancy. Equestrian facilities include a horse barn and arena with 8 stables, built in 2020. The property is located 13 miles from Letchworth State Park. The property, zoned commercial, spans 7541 square feet and is suitable for investors, developers, or entrepreneurs looking for a campground, retreat center, or outdoor resort.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Houghton / Letchworth KOA Campground & RV Park

    Map

    City
    Houghton
    County
    Allegany
    State
    New York
    Longitude
    -78.166357
    Latitude
    42.442887

    FAQs

    What type of property is this?
    Campground - Turnkey campground on 87+ acres with expansion potential.
    Where is this campground located?
    The property is located at 7632 Centerville Road Houghton, NY.
    What is the asking price?
    The asking price for this property is $2,250,000.
    What are key features of this property?
    This property features: Turnkey, multi‑use hospitality property on 87+ scenic acres with 90+ campground sites and expansion potential.; Includes deluxe cabins, RV sites, tent areas, bath houses, entertainment spaces, hiking trails, and a lake.; Main lodge features heated indoor and outdoor pools, games, crafts, and a storefront.
    (585) 653-7700
    We can help!
    Listing Contact
    Grant D. Pettrone
    Grant D. Pettrone
    Real Estate License ID: 10491209675
    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.

    More about this property
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