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Adirondack Resort & Expansion Opportunity 6394 NY-86 14 Room Hotel Jay, NY 12941 $4,250,000 ($303,571/Room) 19.79% Cap Rate
Investment Highlights
- 619.68 acres in the Adirondack High Peaks with significant development and expansion potential
- Demonstrated growth with 440% YoY EBITDA increase and improving operating margins
- Prime location near Whiteface Mountain and Lake Placid with strong year-round demand
- 25,000+ SF resort lodge with 14 suites, restaurant, bar, wellness, and event spaces
- Diversified revenue streams including lodging, F&B, wellness, and events (55%+ of income)
- Optional 12,000+ SF mountaintop residence available separately with panoramic High Peaks views
Executive Summary
Following a recent repositioning, the property has demonstrated exceptional operating momentum, including 440% year-over-year EBITDA growth in 2025, driven by both revenue expansion and improved cost controls. During the same period, total income increased by approximately 24% while operating expenses declined by 2%, reflecting meaningful operating leverage.
The offering provides a compelling entry point at $4,250,000 for the lodge and core acreage, significantly below estimated replacement cost, and well below prior aggregate valuation levels for the full assemblage. This creates an opportunity for a new owner to build upon an already improving operational foundation while implementing additional efficiencies and growth strategies.
The property benefits from a diversified revenue mix, with lodging complemented by food & beverage, wellness, and events—together accounting for over 55% of total income. As additional lodging units are introduced, these existing amenities provide a built-in platform for revenue expansion without proportional increases in overhead.
A preliminary expansion plan contemplates additional cabins and experiential accommodations, with the current concept representing only a portion of the overall development potential across the landholding. The scale and layout of the property offer flexibility for phased growth aligned with market demand.
An additional 12,000+ SF mountaintop residence on 60 acres is available separately for $4,750,000, offering optional assemblage potential for a buyer seeking to create a flagship residential or retreat component alongside the resort.
This is a highly flexible opportunity for hospitality operators, investors, or lifestyle buyers to acquire a scaled asset with demonstrated momentum and significant long-term upside in one of the Northeast’s most supply-constrained resort markets.
Financial Summary (Pro Forma - 2027) Click Here to Access |
Annual | Annual Per SF |
|---|---|---|
| Gross Rental Income |
-
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-
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| Other Income |
-
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-
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| Vacancy Loss |
-
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-
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| Effective Gross Income |
-
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-
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| Net Operating Income |
$99,999
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$9.99
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Financial Summary (Pro Forma - 2027) Click Here to Access
| Gross Rental Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Other Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Vacancy Loss | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Effective Gross Income | |
|---|---|
| Annual | - |
| Annual Per SF | - |
| Net Operating Income | |
|---|---|
| Annual | $99,999 |
| Annual Per SF | $9.99 |
Property Facts
| Price | $4,250,000 | Lot Size | 1,000.00 AC |
| Price Per Room | $303,571 | Building Size | 21,284 SF |
| Sale Type | Investment | No. Rooms | 14 |
| Cap Rate | 19.79% | No. Stories | 2 |
| Sale Condition | Business Value Included | Year Built/Renovated | 1991/2025 |
| Property Type | Hospitality | Parking Ratio | 1.32/1,000 SF |
| Property Subtype | Hotel | Corridor | Interior |
| Building Class | B | ||
| Zoning | 01 - NOT Z - Flexible zoning in Jay, NY allows for multiple uses. | ||
| Price | $4,250,000 |
| Price Per Room | $303,571 |
| Sale Type | Investment |
| Cap Rate | 19.79% |
| Sale Condition | Business Value Included |
| Property Type | Hospitality |
| Property Subtype | Hotel |
| Building Class | B |
| Lot Size | 1,000.00 AC |
| Building Size | 21,284 SF |
| No. Rooms | 14 |
| No. Stories | 2 |
| Year Built/Renovated | 1991/2025 |
| Parking Ratio | 1.32/1,000 SF |
| Corridor | Interior |
| Zoning | 01 - NOT Z - Flexible zoning in Jay, NY allows for multiple uses. |
Amenities
- Balcony
- Business Center
- Fitness Center
- Pool
- Restaurant
- Room Service
- Spa
- High Speed Internet Access
- Patio
- On-Site Bar
- Indoor Pool
- Meeting Event Space
- Wedding Venue
- Public Access Wifi
- Smoke-Free
- Fully-Equipped Kitchen
- Multi-Room Suites
- Ski (direct access)
- Fiber Optic Internet
- Smoke Detector
About 6394 NY-86 , JAY, NY 12941
Asset Overview NewVida Preserve is a boutique resort and large-scale landholding located in the Adirondack High Peaks, offering a unique combination of existing hospitality infrastructure and substantial expansion potential. The Lodge (Core Asset): The centerpiece of the offering is a 25,000± square foot lodge serving as the operational hub of the property. The lodge features: 14 boutique guest suites a craft bar, restaurant, and café wellness and fitness facilities indoor and outdoor event spaces The existing improvements support a diversified revenue model and provide a strong foundation for operational growth and increased utilization. The Land (619.68 Acres): The offering includes approximately 619.68 acres of private, contiguous land—representing one of the larger holdings in the region. The property features: an extensive trail network spanning approximately 35 miles scenic viewpoints, wooded terrain, and natural recreational features multiple potential sites for additional lodging or experiential development The scale and layout of the land provide flexibility for phased expansion while maintaining privacy and a cohesive resort environment. Location: Strategically located in Wilmington, New York: approximately 7 minutes from Whiteface Mountain approximately 20 minutes from Lake Placid The property benefits from strong year-round demand driven by skiing, outdoor recreation, events, and destination travel, with access to key feeder markets including New York City, Boston, and Montreal. Additional Offering (Separate): A 12,000+ square foot mountaintop residence situated on approximately 60 acres is available separately. This estate—featuring panoramic High Peaks views and a setting no longer replicable under current Adirondack Park Agency regulations—may be acquired independently or in combination to create a premier residential and hospitality compound. Offering Terms: Full financial statements, historical operating data, and expansion materials are available to qualified principals upon execution of a confidentiality agreement.
Room Mix Information
| Description | No. Rooms | Daily Rate | SF |
|---|---|---|---|
| Suite | 3 | $922.00 | - |
| Guest Room | 11 | $535.00 | - |
Property Taxes
| Parcel Number | 152800-027-001-0002-003-100-0000 | Improvements Assessment | $2,307,300 (2024) |
| Land Assessment | $807,800 (2024) | Total Assessment | $3,115,100 (2024) |
Property Taxes
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Adirondack Resort & Expansion Opportunity | 6394 NY-86
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