Country Inn with Commercial
For Sale
$799,999
12045 Bone Run Rd, Frewsburg, NY 14738
Frewsburg country inn with three fieldstone fireplaces and a full commercial kitchen, plus covered patio bar and waterfall.
Property Size5,054 SF
Lot Size5.75 Acres
Price / SF$158.29
Days on Market73
Property Features for 12045 Bone Run Rd
General Information
Standard status
Active
Size
5,054 SF
Lot size
5.75 Acres
Property subtype
Land
Restaurant
Patio
Yes
Equipment Included
Yes
Additional Details
Road Access
Yes
Building Details
Buildings
1
Listing Agency:
Mossy Oak Properties
(716) 970-0682
Listed By:
Chad Leonard · License #10401386004
(716) 970-0682
Source:
Exprealty
Added: May 26
Changed: Jul 31
Last Checked: Jul 31 at 7:29AM
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 Mossy Oak Properties
Investment Insights
Based on property information with market context.
The Nic-L-Inn is a country inn on 5.75 acres at 12045 Bone Run Rd in Frewsburg, NY. The main building spans 5, 000+ sq ft and includes three fieldstone fireplaces, generous dining space, and a full commercial kitchen. Outside, there is a covered patio with a bar and waterfall.
The property is positioned along Bone Run Road, just 4 miles from Onoville Marina on the 12, 000-acre Allegheny Reservoir. It is surrounded by 4, 227 acres of NYS public land, in an area known for year-round recreation.
A key operational feature is that the property is being offered as a turnkey opportunity, with equipment and dining supplies included, supporting straightforward reopening or continued use as a lodging and dining destination.
The property is positioned along Bone Run Road, just 4 miles from Onoville Marina on the 12, 000-acre Allegheny Reservoir. It is surrounded by 4, 227 acres of NYS public land, in an area known for year-round recreation.
A key operational feature is that the property is being offered as a turnkey opportunity, with equipment and dining supplies included, supporting straightforward reopening or continued use as a lodging and dining destination.
Key Highlights
- 5.75 acres on Bone Run Road
- 5, 000+ sq ft country inn with generous dining space
- Three fieldstone fireplaces
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
$66,455
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
8.31%
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%
$1,329,100
$1.3M
Cap Rate 7%
$949,357
$949.4K
Cap Rate 9%
$738,389
$738.4K
Market Conditions
NOI Build-Up for 5,054 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
$91.0K $18.00/SF
− Vacancy
−$2.4K −$0.47/SF
EGI
$88.6K $17.53/SF
− OpEx
−$22.2K −$4.38/SF
NOI
$66.5K $13.15/SF
Area
Chautauqua County, NY
Vacancy
2.60%
Lease Rate
$18.00 /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%
$1,329,100
Cap Rate 7%
$949,357
Cap Rate 9%
$738,389
Alternative Uses
Best Use
Specialty Retail
$949.4K
$830.7K – $1.11M
NOI $66,455 @ 7.0% cap · market cap 8.31%
Second Best
Hotel Hospitality
$400.5K
$350.5K – $467.3K
NOI $28,038 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,891 @ 7.0% cap · market cap 13.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14738, NY
3,561
Population
1,714
Households
2.1
Avg Household Size
46
Median Age
17%
College-Educated
92%
High-School Grad
65.0 sq mi
ZIP Area
55
Density / Sq Mi
$70,000
Median Household Income
$36,929
Median Earnings
$884
Median Rent
$130,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Frewsburg country inn with three fieldstone fireplaces and a full commercial kitchen, plus covered patio bar and waterfall.
Where is this bed & breakfast located?
The property is located at 12045 Bone Run Rd Frewsburg, NY.
What is the asking price?
The asking price for this property is $799,999.
What are key features of this property?
This property features: 5.75 acres on Bone Run Road; 5, 000+ sq ft country inn with generous dining space; Three fieldstone fireplaces
