Waterfront Hospitality Portfolio with
110 State St Clayton, NY 13624
For Sale
$1,399,900
Pending
Turnkey waterfront restaurant, motel, and rental trailer set up for guest stays and dock access.
Property Size10,774 SF
Days on Market303
Property Features for 110 State St
General Information
Standard status
Pending
Size
10,774 SF
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Amanda J Miller · License #49MI0953024
(315) 649-3434
Source:
Exprealty
Added: Oct 1, 2025
Changed: Jul 10
Last Checked: Jul 29 at 5:30PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lake Ontario Realty, LLC
Investment Insights
Based on property information with market context.
This for-sale package includes three turnkey renovated waterfront properties: the Island Bay Pier House Bar/Restaurant (approximately 4,000 SF), an 8-unit motel, and a 2-bedroom renovated trailer for short-term stays or owner occupancy. The pier house is reported to be in pristine condition with a nautical theme, and features a bar with capacity for 81, dining room seating for 91, a full basement, spacious kitchen, private party room, and walk-in cooler and freezer. Additional climate control includes forced air heating and cooling plus two mini splits in the kitchen. The motel is described as “like new” with single hotel rooms, studio 1-bedroom suites, and a 2-bedroom, 2-bath apartment unit, each with porches and balcony space. The 1974 trailer is approximately 800 SF and is set up for three-season use, with mention that a furnace can be added back in for winter.
The property offers waterfront access with five docks supporting about 10 boats and access to the river. The offering is listed with the main address of 110 State St, Clayton, NY, and additional addresses of 235 and 255 Mercier, and includes equipment and conveys items such as furniture, linens, dishes, appliances, and docks. Parking is described as excellent for all three properties.
For tenants, operators, or buyers seeking an all-in-one hospitality and lodging setup, this combination provides multiple revenue streams under one ownership: on-site dining and bar service through the pier house, guest accommodations through the motel, and an additional lodging option via the trailer.
The property offers waterfront access with five docks supporting about 10 boats and access to the river. The offering is listed with the main address of 110 State St, Clayton, NY, and additional addresses of 235 and 255 Mercier, and includes equipment and conveys items such as furniture, linens, dishes, appliances, and docks. Parking is described as excellent for all three properties.
For tenants, operators, or buyers seeking an all-in-one hospitality and lodging setup, this combination provides multiple revenue streams under one ownership: on-site dining and bar service through the pier house, guest accommodations through the motel, and an additional lodging option via the trailer.
Key Highlights
- Waterfront commercial property with 5 docks for about 10 boats and river access
- Island Bay Pier House bar/restaurant (approx. 4,000 SF) with full basement, spacious kitchen, private party room, walk‑in cooler and walk‑in freezer
- Pier House seating capacity: 81 in the bar and 91 in the dining room; forced‑air heating and cooling plus 2 extra mini splits in the kitchen
Financial Insights For Hotel Hospitality
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $272.8k | $25.32 |
| − Vacancy | −$31.1k | −$2.89 |
| EGI | $241.7k | $22.43 |
| − OpEx | −$126.9k | −$11.78 |
| NOI | $114.8k | $10.66 |
10,774 SF · lease $25.32/SF/yr · vacancy 11.40% · expense 52.50%
Alternative Uses
Best Use
Hotel Hospitality
$1.64M
$1.44M – $1.91M
NOI $114,807 @ 7.0% cap · market cap 8.20%
Second Best
Specialty Retail
$1.58M
$1.38M – $1.84M
NOI $110,543 @ 7.0% cap · market cap 7.90%
Theoretical Best
Office A
$2.97M
$2.60M – $3.46M
NOI $207,895 @ 7.0% cap · market cap 14.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use
Similar Off Market Nearby
- Clipper Inn — 126 State St, Clayton, NY 13624
- Wooden Boat Inn — 606 Alexandria St, Clayton, NY 13624
- Mckinley House Bed and Breakfast — 505 Hugunin St, Clayton, NY 13624
- The Calumet — 617 Union St, Clayton, NY 13624
- St Lawrence Motor Lodge — 744 James St, Clayton, NY 13624
Frequently Asked Questions
What type of property is this?
Motel - Turnkey waterfront restaurant, motel, and rental trailer set up for guest stays and dock access.
Where is this motel located?
The property is located at 110 State St Clayton, NY.
What is the asking price?
The asking price for this property is $1,399,900.
What are key features of this property?
This property features: Waterfront commercial property with 5 docks for about 10 boats and river access; Island Bay Pier House bar/restaurant (approx. 4,000 SF) with full basement, spacious kitchen, private party room, walk‑in cooler and walk‑in freezer; Pier House seating capacity: 81 in the bar and 91 in the dining room; forced‑air heating and cooling plus 2 extra mini splits in the kitchen
