Lakefront Marina and Hospitality
For Sale
$2,400,000
Pending
5909 W Lake Rd, Conesus, NY 14435
CommercialSale, Conesus, NY
Property Size9,450 SF
Lot Size0.50 Acres
Days on Market1459
Property Features for 5909 W Lake Rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
NC GF Busi
Parking
40
Parking features
Driveway, Paved or Surfaced
Lot features
Rectangular, Rectangular Lot
Elementary school district
Geneseo
Middle school district
Geneseo
High school district
Geneseo
Directions
From 390 take EXIT 8 or 9.. Head SOUTH on West Lake Rd ( Rte 256) South end of Conesus Lake. NO SIGN
Subdivision
Groveland-242800
Standard status
Pending
APN
242800-109-044-0001-019-001-0000
Size
9,450 SF
Lot size
0.50 Acres
Taxes and HOA fees
Tax Annual Amount
25501
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Zoned, Natural Gas, Electric (Heating), Central
Cooling system
Zoned
Water source
Public
Water front features
Lake
Water front
1
Building Details
Year built
1924
Floors in Building
3
Number of units
57
Flooring type
Carpet, Concrete, Linoleum, Varies, Hardwood, Vinyl
Building materials
Brick, Block
Roof type
Flat, Metal, Asphalt, Membrane, Rubber, Shingle
Listing Agency:
RE/MAX Hometown Choice · RE/MAX International
(585) 346-3700
Listed By:
Andrew M. Kachaylo · License #10491203181
(585) 738-7059
Added: Sep 29, 2022
Changed: Sep 22
Last Checked: Sep 26 at 11:06AM
MLS# R1434857
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The property brings together a marina, lodging, food service, and event facilities on a 0.5-acre lakefront site. Improvements total 9,450 square feet and include 57 rentable units, a restaurant and bar, a duplex with penthouse, 6-7 motel units or suites, and office space. The duplex was constructed in 2021, while the main property dates to 1924 and has been updated and maintained. Furniture, fixtures, equipment, the website, and client lists are included.
The site provides 173 feet of level lake frontage with a sandy beach and floating docks. The marina includes 50 slips, including 32 seasonal rentals, along with deep water for marina use. Indoor and outdoor seating supports events for 150+ people. The property has public water and public sewer, paved parking, and NC GF Busi zoning.
The site provides 173 feet of level lake frontage with a sandy beach and floating docks. The marina includes 50 slips, including 32 seasonal rentals, along with deep water for marina use. Indoor and outdoor seating supports events for 150+ people. The property has public water and public sewer, paved parking, and NC GF Busi zoning.
Key Highlights
- 9,450‑square‑foot property on 0.5 acres with NC GF Busi zoning
- 50‑slip marina with 32 seasonal rentals and floating docks
- 173 feet of level lakefront with sandy beach and deep water
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$137,322
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
5.72%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,746,440
$2.7M
Cap Rate 7%
$1,961,743
$2.0M
Cap Rate 9%
$1,525,800
$1.5M
Market Conditions
NOI Build-Up for 9,450 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$204.1K $21.60/SF
− Vacancy
−$21.0K −$2.22/SF
EGI
$183.1K $19.38/SF
− OpEx
−$45.8K −$4.84/SF
NOI
$137.3K $14.53/SF
Area
Livingston County, NY
Vacancy
10.30%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$2,746,440
Cap Rate 7%
$1,961,743
Cap Rate 9%
$1,525,800
Alternative Uses
Best Use
Specialty Retail
$1.96M
$1.72M – $2.29M
NOI $137,322 @ 7.0% cap · market cap 5.72%
Second Best
Mixed Use
$1.64M
$1.44M – $1.91M
NOI $114,818 @ 7.0% cap · market cap 4.78%
Theoretical Best
Office A
$2.59M
$2.27M – $3.02M
NOI $181,213 @ 7.0% cap · market cap 7.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 14435, NY
2,761
Population
1,490
Households
1.9
Avg Household Size
51
Median Age
29%
College-Educated
92%
High-School Grad
36.4 sq mi
ZIP Area
76
Density / Sq Mi
$68,472
Median Household Income
$48,702
Median Earnings
$1,113
Median Rent
$211,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Marina - Includes lodging, dining, office, and dock-based operations on a developed waterfront site.
Where is this marina located?
The property is located at 5909 W Lake Rd Conesus, NY.
What is the asking price?
The asking price for this property is $2,400,000.
What are key features of this property?
This property features: 9,450‑square‑foot property on 0.5 acres with NC GF Busi zoning; 50‑slip marina with 32 seasonal rentals and floating docks; 173 feet of level lakefront with sandy beach and deep water
