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    1 Lakeview Ave Watkins Glen, NY 14891
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    1 Lakeview Ave Watkins Glen, NY 14891

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    • Hospitality properties
    • 12,340 SF
    • 2.59 lot acres
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Idlwilde Inn / Bed & Breakfast / Restaurant

    Property Details for 1 Lakeview Ave

    Year built
    1892
    Lot size
    2.59 lot acres
    Property size
    12,340 SF
    Property type
    Hospitality properties
    Property subtype
    Hotels

    Description

    Embrace an exceptional investment opportunity with the Idlwilde Inn, a meticulously restored 1892 Victorian mansion nestled in Watkins Glen, New York's picturesque Finger Lakes region. This 12,340 square foot hotel boasts 15 well-appointed guest rooms, a grand parlor, formal dining room, and spacious porches overlooking 2.59 acres of beautifully landscaped grounds with stunning Seneca Lake views. The property offers a turnkey operation with a strong NOI of $220,854 and a 4.65% cap rate, priced at $4,750,000 ($384.93/sq ft and $316,667 per key). Its prime location near Watkins Glen State Park, the Watkins Glen International Raceway, and numerous wineries and breweries ensures consistent occupancy and strong revenue potential. The Inn benefits from a loyal customer base and established reputation, presenting significant growth opportunities through expanded marketing and strategic partnerships within the thriving Finger Lakes tourism industry. This fee-simple ownership offers a rare blend of historic charm, established profitability, and significant upside potential in a highly desirable location. The property's established reputation and consistent business as a highly-rated bed-and-breakfast provides immediate cash flow. The expansive grounds offer potential for expanded outdoor services, creating additional income streams. Easy access to major urban centers like New York, Syracuse, and Rochester further enhances its appeal to a broad range of travelers. This is a truly exceptional opportunity for investors or hoteliers seeking a high-performing property in a premier vacation destination.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Watkins Glen
    County
    Schuyler
    State
    New York
    Longitude
    -76.8806
    Latitude
    42.382

    Comparable in this City

    • Value Estimation
      $775,000
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      16 Franklin St

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    • Value Estimation by Request
      6,000 SF

      3815 State Rte 14

      MOTEL • 6,000 SF
      3815 State Rte 14, Watkins Glen, NY 14891-9773
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      1,300 SF

      155 Clute Park Dr

      CAMPGROUND, RV PARK • 1,300 SF
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    • Value Estimation by Request
      2,500 SF

      3425 County Rd 30

      MOTEL • 2,500 SF
      3425 County Rd 30, Watkins Glen, NY 14891-9702
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    • Value Estimation by Request
      10,379 SF

      435 Franklin St

      MOTEL • 10,379 SF
      435 Franklin St, Watkins Glen, NY 14891-1528
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    • Value Estimation by Request
      30.83 Acres

      State Rte 414

      CAMPGROUND, RV PARK • 30.83 Acres
      State Rte 414, Watkins Glen, NY 14891
      View Details

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    Watkins Glen, NY 14891
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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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