1265 Olean Portville Road

Rare opportunity to acquire a 20% LLC OWNERSHIP INTEREST in Riverhurst, LLC, an established, multi-parcel campground and hospitality operation positioned along the Allegheny River between Olean and Portville. Offered at $225,000, the interest combines participation in a diversified outdoor-recreation business with the exclusive use of a permanent riverfront campsite for as long as the ownership interest is held, subject to the LLC documents. The approximately 51-acre portfolio includes the main Riverhurst Park Campground with 39 spacious sites - 34 full-hookup sites and five water/electric sites - together with approximately one mile of river frontage, 30/50-amp service, Wi-Fi, updated shower and laundry facilities, a pavilion and event area, office, separate restrooms, dump station, resurfaced roads and a full lineup of family-friendly amenities. A separate 19.87-acre river-overlook parcel adds a recently updated two-bedroom chalet, two rental cabins and a nine-site expansion plan with water/electric service, engineered septic plans and permits/plans supporting additional seasonal growth. A third Route 417-access parcel contributes a leased commercial building with a full basement, billboard/sign income and separate utilities. Additional income is generated by a year-round mobile-home lot lease, while operating equipment - including two commercial Ferris zero-turn mowers, a Kubota tractor with front loader, Milwaukee and Stihl tools, kayaks and campground supplies - is included. Major improvements include electrical upgrades, chlorinated water systems, private-well improvements, septic infrastructure, updated pavilion and shower facilities and road resurfacing. With an established online booking presence, excellent guest feedback, multiple lodging types, event-rental capability, supplemental commercial income and meaningful expansion potential, Riverhurst presents a compelling blend of lifestyle, cash-flow diversity and long-term growth in Western New York's Enchanted Mountains. Parcels included in total acreage and facilities: 104.005-2-32, 104.005-2-28.3, 104.005-2-30. Acreage and taxes are a combination of the three parcels.