Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Madison Inn & Suites For Sale Title is generated by Realmo AI

    121 Pike Road, Sackets Harbor, NY 13685

    View on Map
    Claim this Listing
    Loading data...
    Loading data...
    Loading data...
    For Sale
    $1,450,000

    Inn & Suites with suites and standard rooms available for sale.

    Type:Hospitality
    Property size:
    11,582 SF
    Price / SF:
    $125/SF
    Added:
    Nov 21, 2025
    Days on Market:
    181
    Last Refresh:
    Apr 5 at 9:00 pm

    Property Features for 121 Pike Road

    General Information

    Standard status
    Active
    Size
    11,582 SF
    Property subtype
    Hospitality

    Building Details

    Year Built
    1907

    We can help!

    Listing Contact
    Thomas Lockwood

    Listing agent Thomas Lockwood License #30LO0935938

    Listing office KW | Greater Rochester

    Listing date Nov 21, 2025

    Source Huntcommercial

    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 KW | Greater Rochester

    HighLights

    • Eleven suites feature full kitchens, offering extended stay options and self‑sufficiency.
    • Option to purchase with the Theatre, Madison Barracks Marina, and Fitness Club, creating a potential investment opportunity.
    • Black Water Bay views available from some rooms and the porch.
    • Flexible rental options: overnight, weekly, or monthly.
    • Conveniently located near grocery stores, restaurants, and other amenities.
    • Open year‑round.

    Overview

    The Madison Inn & Suites features uniquely different rooms, including eleven suites with full kitchens and seven standard-size rooms. The Inn accommodates overnight, weekly, or month-to-month stays and operates year-round. Some rooms offer views of Black Water Bay. Guests can enjoy sunset views from the porch. The property is located near grocery stores, a pizza shop, a liquor store, a laundromat, and restaurants. The property size is 11582 square feet. It can be purchased with the Theatre, Madison Barracks Marina and the Fitness Club. The cross street is Backus Road.

    Financial Insights

    Value Estimation Calculated for Hotel Hospitality

    Conservative
    $1.37M
    NOI $123,417 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.76M
    NOI $123,417 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.47M
    NOI $123,417 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Hotel Hospitality

    Component $ $/SF
    Gross rent $293.3k $25.32
    − Vacancy −$33.4k −$2.89
    EGI $259.8k $22.43
    − OpEx −$136.4k −$11.78
    NOI $123.4k $10.66
    11,582 SF · lease $25.32/SF/yr · vacancy 11.40% · expense 52.50%

    Alternative Use Scenarios

    Best Use
    Hotel Hospitality
    $1.76M
    $1.54M – $2.06M (±1% cap)
    NOI $123,417 @ 7.0% cap · market cap 8.51%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.19M
    $2.79M – $3.72M (±1% cap)
    NOI $223,486 @ 7.0% cap · market cap 15.41%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Madison Barracks Apartment Building

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Big Box & Wholesale Store Hair Salon Gym & Fitness Center Hotel & Motel Department Store Food Market

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sackets Harbor
    County
    Jefferson
    State
    New York
    Longitude
    -76.1105
    Latitude
    43.9535

    Nearby Similar for Sale

    • $164,900

      Historic Commercial Building on Main

      Charming, renovated historic building in Sackets Harbor's prime location.
      203 W Main St, Sackets Harbor, NY 13685
      View Details
    • $704,000
      25,932 SF

      Historic Fitness Center at Madison Barracks

      Historic fitness center built in 1884, renovated in 2010.
      201 Pike Road, Sackets Harbor, NY 13685
      View Details

    FAQs

    What type of property is this?
    Hotel - Inn & Suites with suites and standard rooms available for sale.
    Where is this hotel located?
    The property is located at 121 Pike Road Sackets Harbor, NY.
    What is the asking price?
    The asking price for this property is $1,450,000.
    What are key features of this property?
    This property features: Eleven suites feature **full kitchens, offering extended stay options and self‑sufficiency.**; Option to purchase with the Theatre, Madison Barracks Marina, and Fitness Club, creating a potential investment opportunity.; **Black Water Bay views available from some rooms and the porch.**
    (585) 613-4618
    We can help!
    Listing Contact
    Thomas Lockwood
    Real Estate License ID: 30LO0935938
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    121 Pike Road, Sackets Harbor, NY 13685
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!