Exceptional Lakefront Former Camp With Cell Tower Lease Income

Rare opportunity to own a large, former Scout Camp with a 60+/- lake, extensive infrastructure surrounded by pristine woodlands, and bordering an additional 423 acres of NYS Forest with 1.5 miles of water frontage on the Susquehanna River, all within 12 miles to the world-renowned Cooperstown. There are many possible options for this property: new camp operation, private estate, corporate retreat, restaurant/spa, and/or development of vacation or year-round homes in an outstanding natural setting. Along with an extensive camp facility infrastructure, including dozens of buildings and accessory structures, the highlight of this property is the newly constructed 10,000 square-foot Dining Hall, which seats 290 guests, offices, a commercial kitchen and overlooks Crumhorn Lake. There are numerous sleeping facilities as well as other ancillary buildings and activity areas comprising the bulk of the rest of the campus, which combined can currently accommodate 525 overnight guests.

In addition to the 60+ acre, stocked Crumhorn Lake, which provides boating, fishing and swimming activities, there are 6.2 miles of groomed trails providing extensive access throughout the property for hiking or ATVs for viewing nature and enjoying the pristine natural setting. This property offers a significant timber resource; with only a very limited harvest last taken in 2017, there are approximately 525 acres of a mix of hardwoods (mostly oak, then maple, cherry, and beech) along with white pine and hemlock, with both mature trees as well as future timber income potential. The property also borders the Susquehanna State Forest providing an additional 423 acres with access to ~1.5 miles of frontage on the Susquehanna River - offering additional hunting, hiking, boating and fishing opportunities. In addition, there is an existing cell tower that is leased on the property, in year 2 of a 5 year self-renewing lease, which provides an annual income of $47-$48,000. Steeped in history and legend of the Leatherstocking Region and James Fenimore Cooper, the property is located only 12 miles from Cooperstown, with its many attractions, restaurants, championship golf course and major tourist destinations, including the National Baseball Hall of Fame, Fenimore Art Museum, NYS Historical Society, Glimmerglass Theater, NYS Farmer’s Museum and Omegang Brewery.

The property also benefits from 2.6 miles of road frontage, well-drained terrain, and multiple access points which enhance the property's future development potential, particularly around the central, more level part of the property. While located in a private area tucked away on top of a hilltop, there is easy driving access to the property from Interstate 88, just 7.8 miles from exit 18 coming from Albany or 8 miles from exit 17 in Colliersville coming from Binghamton. Amenities are close by with Milford less than five miles away and Oneonta within a half hour. Accessible from NYC/George Washington Bridge with a 3-hour and 20-minute drive.

Newly Constructed Dining Hall facility -

10,000 sf Main Dining Hall – seats 290, full commercial kitchen, walk in cooler, 3-4 offices, 2 sets of bathrooms: first with 3-4 stalls with sinks & another smaller bathroom other side by kitchen, Polished concrete floors, atrium, then main dining hall, architectural main beams, beautiful rustic chandelier lighting, windows face lake, speaker system, kitchen pass through, sinks, full dishwasher sanitizer, grill, new suppression system fire, baking room, mechanical room, air purifier, main electrical, heating system – four blowers, two in dining hall, 14-20” pipe heat duct, propane furnaces, fully wired for internet

Improved grounds & extensive Infrastructure

• Bunk House – 50 campers total, 30 north side, 20 south side, (old dining -open area, split in half 125’x 50’, storage areas, no bathrooms, electric, heat, concrete floor, wood walls, metal roof

• Admin Bldg – power, no water, 24x24, wood/shingle roof

• Directors Cabin – has all utilities, studio house, on piers

• A-frame by water Chapel – no services, power in front at road

• Tech / Training Lodge

• Hendos – (3) double unit 14x24 cabins – workers housing, power, no heat, on piers, all had bathrooms

• Trapper’s cabins & Lean’ To’s

• Shower Building – pole barn on slab, nice shape, 30x50-60, 20 showers or more

• Parking – 100-130 max, 50-60 main parking lot

• Campground permit: 12 tenting sites, 8 lean-to sites, occupancy of tech lodge, both sides of old dining hall, other buildings could be

Multiple land use options

• Campground

○ Total campers with rental buildings & campsites = 525

○ Total people on property per restroom capacity = 700 at one time; following DOH usage 1:15/toilet – 42 toilets between campsites/buildings x 15=630 + Ranger’s house and 6 Hendos = 105 extra people

• Private Estate/Partnership Compound

• Corporate Retreat

• Restaurant

• Health / Day Spa Facility

• Destination Air BnB Facility

• Subdivision Development

Acreage +/- and Tax Map Numbers as follows:

426.64 509 Boy Scout Road #364089-228.-1-3

61.34 Boy Scout Road #364089-228.-1-21

67.53 597 Boy Scout Road #364089-228.-1-2.01

13.04 Boy Scout Road #364089-228.-1-2.02

19.05 Boy Scout Road #364089-244.-1-6

11.87 Boy Scout Road #364089-244.-1-5

3.32 Boy Scout Road #364089-244.-1-19

37.03 Shutter Road #364089-228.-1-18

5.4 Shutter Road #364089-228.-1-26.3

2.15 Shutter Road #364089-228.-2-19

20.96 County Highway 35 #364089-228.-1-22