Property Description
The property has approximately two (2) miles of road frontage on multiple roads, some of which are paved, some gravel and all are four seasons roads. The road frontage is highly developable on all roads. The main entrance to the property is found at 1140 Willey Road. This is a fantastic opportunity to own a turn-key camp facility with existing income. The property has not been run as a formal camp since 2013.
As you enter the property, the first structure on the left is the “Ranger’s House” which is currently being rented to a family for $1,200/month. The rental agreement will transfer with the property. The Ranger’s House is a 1,300 sf ranch style home with 3 bedrooms, 2 full and one half bath, and a full (dry) basement. The house has a nice view overlooking the 5 acre pond. Just past the house is a large, old style barn that is used as the workshop and storage area for equipment. The lower section is the workshop and is 34 x44 with 1 overhead door, is heated by an oil furnace, and has water also. The 150 amp service provides all the power needed. The upper section is 38 x 58, has electric and is used for equipment and tent storage.
The excellent internal gravel road system is traversable by any vehicle. As the road winds through the property, you are immediately immersed in the feeling of being in a remote wilderness area with just the right amount of creature comforts to create a truly enjoyable outdoor experience.
The major camp buildings are the Red Pine and White Pine Lodges, both being log-sided structures on a concrete slab of 1,568 sf each. They each contain a full kitchen, propane heat, stone fireplace, 100 amp electric, seasonal water, and each unit sleeps 20.
The Dining Hall is a 30 x 90 wood-framed, log-sided structure that has seating for 150 and a beautiful stone fireplace. The adjacent commercial kitchen is 28 x 60 and has a convection oven, commercial cooler and walk-in freezer, range with gridle, commercial dishwasher, ice machine, cookware, dinnerware and much more. It is serviced by a 200 amp electric service and propane.
Additional buildings include the Arts & Crafts Center which is an open floor plan, 20 x 40 building with 100 amp electric and seating for 30 and no heat; the Health Center is 28 x 40, sleeps 12 and has 100 amp electric, seasonal water/hot water with a full bath and shower stall and a fuel oil furnace; the Directors Cabin/Office which is 24 x 28, sleeps 4, has 100 amp electric, seasonal water/hot water with 1 bath including a shower stall and no heat; and the Cooks Cabin which is 24 x 28, sleeps 8, has 100 amp electric, seasonal water/hot water, a full bath with shower stall and no heat.
In addition to the lodges and learning centers, the camp is complete with both primitive and more modern tent camping areas and facilities. Several “perm-a-tent” sites exist on 5 different camping areas. Perm-a-tents are stick-framed structures with a hard roof and sides with vinyl canvas on the front and back that allows for air flow. Scolta has 9 “A-frame” perm-a-tent units that sleep 4 per unit for a capacity of 36 onsite. Sunnyside has 9 perm-a-tents and sleeps 36. Shangri La has 10 perm-a-tents and sleeps 40. High Hike and West Wind each has 5 units and sleeps 20 at each site. There is a handicapped accessible unit on both High Hike and West Wind and those units have electric lighting and outlets. All campsites have a pavilion, restroom/wash station and no electric except for the ADA accessible units and pavilions at High Hike and West Wind.
Lakeside and Shadowdell are primitive camp areas, each with tent platforms, a pavilion, latrine/wash station and seasonal water. Lakeside has 7 platforms and Shadowdell has 10 for a combined capacity of 68 campers for both sites. Each site has tent platforms in need of repair.
One of the key features to any camp is the water feature. In this case, there are two (2) water features. First is the 5+ acre pond. It has a full dock system and is a great water body to canoe, kayak, fish or swim. Second is the in-ground swimming pool. The pool and mechanicals undoubtedly need work as the current owner has not used this at all and cannot verify its viability. The pool is 75 x 45 and has been shut down since 2008. The adjacent shower house is in good condition and has 16 showers and 14 toilets including one each that are handicapped accessible. There is an abundance of locker storage units in this building also. The shower house has a commercial laundry room with 4 washer/dryer units and one commercial washer and dryer each. A 400 amp service powers this building.
The property has a mix of hardwoods and softwoods throughout and has a significant timber value. The property is enrolled in the NYS Tax Law 480-a program to provide quality long-term forest management in exchange for a significant reduction in taxes. The complete plan can be found on our website. There currently is more than 3 million boardfeet of timber on the property dominated by red oak, hard maple, soft maple, white oak, hemlock, white pine and spruce. No harvests are planned, but several stands will be evaluated for thinning in the next 2-3 years
Besides the home rental,the owners also are receiving annual income from leasing 47 acres of agricultural land for $1,880 and have divided the property into two (2) hunting leases that pay a total of $16,821 currently. The White Pine Lodge is included in one of the leases. All leases will transfer or can be cancelled upon closing. The combination of leases provides over $33,000 of income annually.
Two small streams flow through the property to the pond, adding yet another feature to this amazing property.
This is a fantastic opportunity to own a truly unique property in the Southern Tier of New York! The property is being sold “as-is”. While electric goes to many buildings, it needs reconnected to some due to damage from falling tree limbs. As such, the water at the back of the camp will not be able to be turned on. The seller intends to retain the oil and gas rights but will entertain offers for their purchase. All timber rights (and its extensive value) will transfer.
All showings require 24 hour notice for the tenant in the home. Showings only to qualified buyers.
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- Diverse ARK Art Center PCD
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- Diverse Ark 784 480a Plan
- Diverse ARK Lead Paint Disclosure
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