Waterfront Marina With Multiple
For Sale
$769,000
1296 Oak Orchard Road, Waterport, NY 14571
CommercialSale, Waterport, NY
Property Size2,544 SF
Lot Size1.28 Acres
Price / SF$302.28
Days on Market142
Property Features for 1296 Oak Orchard Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Wtrfrnt Dv
Parking
15
Subdivision
Holland Land Cos Land
Lot features
Irregular Lot
View
Water
Elementary school
Ronald L Sodoma Elementary
Middle school
Carl I Bergerson Middle
High school
Charles DAmico High
Elementary school district
Albion
Middle school district
Albion
High school district
Albion
Directions
From the intersection of Rt 98 & Rt 104, go north and stay on Rt 98. When you
Standard status
Active
APN
342400-018-001-0002-002-000
Size
2,544 SF
Lot size
1.28 Acres
Taxes and HOA fees
Tax Annual Amount
8203
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Propane (Heating), Electric (Heating)
Water source
Public
Water front features
River Access, Stream, Beach Access
Building Details
Year built
1890
Floors in Building
2
Number of units
3
Flooring type
Carpet
Building materials
Frame, WoodSiding
Roof type
Asphalt
Listing Agency:
Peter Snell REALTORS
(585) 589-5700
Listed By:
David B. Snell · License #37SN0883565
(585) 590-0280
Added: Apr 1
Changed: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# R1666756
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.
This marina property occupies 1.28 acres along Oak Orchard Creek and includes a contemporary main house, greenhouse, cottage, detached two-car garage, and 21 boat slips. The primary residence contains 2,544 square feet, while the additional structures expand the property’s existing residential and waterfront improvements. The main house is currently occupied by the owner.
Oak Orchard Creek provides river access toward Lake Ontario, with beach access and stream frontage identified among the property’s waterfront features. The site is served by public water and a septic tank, with frame construction, wood siding, asphalt roofing, carpet flooring, and a combination of propane, electric, and forced-air heating. Built in 1890, the property is zoned Wtrfrnt Dv and includes an existing income-producing component.
Oak Orchard Creek provides river access toward Lake Ontario, with beach access and stream frontage identified among the property’s waterfront features. The site is served by public water and a septic tank, with frame construction, wood siding, asphalt roofing, carpet flooring, and a combination of propane, electric, and forced-air heating. Built in 1890, the property is zoned Wtrfrnt Dv and includes an existing income-producing component.
Key Highlights
- 21 boat slips along Oak Orchard Creek
- 1.28‑acre waterfront property with river, stream, and beach access
- 2,544‑square‑foot main house
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
$26,097
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
3.39%
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%
$521,940
$521.9K
Cap Rate 7%
$372,814
$372.8K
Cap Rate 9%
$289,967
$290.0K
Market Conditions
NOI Build-Up for 2,544 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
$50.4K $19.80/SF
− Vacancy
−$2.9K −$1.15/SF
EGI
$47.4K $18.65/SF
− OpEx
−$21.4K −$8.39/SF
NOI
$26.1K $10.26/SF
Area
Orleans County, NY
Vacancy
5.80%
Lease Rate
$19.80 /SF/Yr
Expense Ratio
45.00%
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%
$521,940
Cap Rate 7%
$372,814
Cap Rate 9%
$289,967
Alternative Uses
Best Use
Apartment 5plus
$372.8K
$326.2K – $435.0K
NOI $26,097 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$696.9K
$609.8K – $813.1K
NOI $48,784 @ 7.0% cap · market cap 6.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
26
Businesses Nearby
Explore this area
Business Placement
Demographics for 14571, NY
1,207
Population
631
Households
1.9
Avg Household Size
49
Median Age
26%
College-Educated
83%
High-School Grad
17.0 sq mi
ZIP Area
71
Density / Sq Mi
$81,000
Median Household Income
$43,304
Median Earnings
$158,900
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Marina - Income-producing waterfront property with multiple structures, a garage, and access to Oak Orchard Creek.
Where is this marina located?
The property is located at 1296 Oak Orchard Road Waterport, NY.
What is the asking price?
The asking price for this property is $769,000.
What are key features of this property?
This property features: 21 boat slips along Oak Orchard Creek; 1.28‑acre waterfront property with river, stream, and beach access; 2,544‑square‑foot main house
