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Catskill Seasons Inn 178-188 State Route 42 22 Room Hotel Shandaken, NY 12480 $2,200,000 ($100,000/Room) 7.11% Cap Rate
INVESTMENT HIGHLIGHTS
- 22-room boutique hotel on 60 private wooded acres with approved subdivision
- Minutes from Belleayre & Hunter Mountain ski resorts; 2.5 hours from NYC.
- Expansion potential for glamping, cabins, or retreat development
- Includes bar, event space, pool, tennis/basketball court, and 2-bedroom manager’s apartment.
- Recent upgrades: new septic system (2025), renovated rooms, new mechanicals, and security system
- Strong online presence: 75K website users, 3,500+ subscribers, 4.1-star average rating
EXECUTIVE SUMMARY
Exceptional investment opportunity in the heart of the Catskills—welcome to the Catskill Seasons Inn, a beautifully upgraded 22-room rustic hotel set on 60 scenic acres in Shandaken, just 2.5 hours from NYC and minutes from top ski resorts. This turnkey property features a 20-seat bar, event space for up to 70 guests, a swimming pool, tennis/basketball court, and an on-site two-bedroom manager’s residence. Two lodging structures, including a chalet with suites and kitchenettes, are complemented by a three-bay maintenance facility. Recent capital improvements include a new NYDEP-compliant septic system (2025), propane tankless boilers, security system, modernized guest rooms, and enhanced landscaping. Approved subdivision plans and existing logging roads open the door to future expansion with cabins or campsites. With 2024 income exceeding $515K and consistent year-over-year growth, this is a rare chance to own a thriving hospitality asset with immediate returns and long-term development potential.
FINANCIAL SUMMARY (ACTUAL - 2024) |
ANNUAL | ANNUAL PER SF |
|---|---|---|
| Gross Rental Income |
$13,800
|
$1.84
|
| Other Income |
$472,944
|
$63.06
|
| Vacancy Loss |
-
|
-
|
| Effective Gross Income |
$486,744
|
$64.90
|
| Taxes |
$24,208
|
$3.23
|
| Operating Expenses |
$306,099
|
$40.81
|
| Total Expenses |
$330,307
|
$44.04
|
| Net Operating Income |
$156,437
|
$20.86
|
FINANCIAL SUMMARY (ACTUAL - 2024)
| Gross Rental Income | |
|---|---|
| Annual | $13,800 |
| Annual Per SF | $1.84 |
| Other Income | |
|---|---|
| Annual | $472,944 |
| Annual Per SF | $63.06 |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | $486,744 |
| Annual Per SF | $64.90 |
| Taxes | |
|---|---|
| Annual | $24,208 |
| Annual Per SF | $3.23 |
| Operating Expenses | |
|---|---|
| Annual | $306,099 |
| Annual Per SF | $40.81 |
| Total Expenses | |
|---|---|
| Annual | $330,307 |
| Annual Per SF | $44.04 |
| Net Operating Income | |
|---|---|
| Annual | $156,437 |
| Annual Per SF | $20.86 |
PROPERTY FACTS
AMENITIES
- Balcony
- Pool
- Restaurant
- High Speed Internet Access
- Patio
- On-Site Bar
- Boutique/Lifestyle Hotel
- Bed & Breakfast
- Meeting Event Space
- Tennis
- Smoke-Free
- Fully-Equipped Kitchen
- Multi-Room Suites
- Ski (direct access)
ROOM MIX INFORMATION
| DESCRIPTION | NO. ROOMS | DAILY RATE | SF |
|---|---|---|---|
| Suite | 4 | $312.00 | - |
| Guest Room | 18 | $110.00 | - |
1 1
PROPERTY TAXES
| Parcel Number | 5000-005.001-0002-013.000-0000 | Total Assessment | $275,000 |
| Land Assessment | $42,000 | Annual Taxes | $24,208 ($3.23/SF) |
| Improvements Assessment | $233,000 | Tax Year | 2024 |
PROPERTY TAXES
Parcel Number
5000-005.001-0002-013.000-0000
Land Assessment
$42,000
Improvements Assessment
$233,000
Total Assessment
$275,000
Annual Taxes
$24,208 ($3.23/SF)
Tax Year
2024
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Catskill Seasons Inn | 178-188 State Route 42
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