Lakeside Bar and Pub
For Sale
$2,899,000
18835 S Shore Road, Three Mile Bay, NY 13693
CommercialSale, Three Mile Bay, NY
Property Size10,488 SF
Lot Size95.66 Acres
Price / SF$276.41
Days on Market97
Property Features for 18835 S Shore Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
421
Zoning description
Commercial
Parking
50
Exterior features
PropaneTankLeased
Lot features
Irregular Lot
Elementary school district
Lyme
Middle school district
Lyme
High school district
Lyme
Subdivision
Lyme-224489
Standard status
Active
APN
70-1-17,70.20-1-1,1-2,1-6
Size
10,488 SF
Lot size
95.66 Acres
Taxes and HOA fees
Tax Annual Amount
21047
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Hot Water(Heating), Electric (Heating)
Water source
Well
Water front features
Lake
Water front
1
Amenities
lakefront
gazebo
docks
Building Details
Year built
1890
Floors in Building
2
Flooring type
Linoleum, Carpet, Vinyl
Roof type
Metal
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Amanda J Miller · License #49MI0953024
(315) 778-1191
Added: Jun 16
Changed: Sep 16
Last Checked: Sep 20 at 4:06AM
MLS# S1691326
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 10,488-square-foot bar and restaurant property includes multiple hospitality components on a 95.66-acre site. The improvements include motel rooms, a larger rental house, a year-round residence, and two year-round Airbnb units created within a former Grange Hall. Additional site features include a gazebo, docks, and a lakefront setting. The property was built in 1890 and has a metal roof, linoleum, vinyl, and carpet flooring, along with electric, propane, and hot-water heating systems.
Located at 18835 S Shore Road in Three Mile Bay, the property offers approximately 400 feet of lakefront on a lake. Water is supplied by a well, and wastewater service is provided through a septic tank. The parcel also includes a trailer park campground and additional acreage beyond the existing improvements.
Located at 18835 S Shore Road in Three Mile Bay, the property offers approximately 400 feet of lakefront on a lake. Water is supplied by a well, and wastewater service is provided through a septic tank. The parcel also includes a trailer park campground and additional acreage beyond the existing improvements.
Key Highlights
- 95.66‑acre property with approximately 400 feet of lakefront
- 10,488 square feet of improvements on a lakefront site
- Bar and restaurant with motel, campground, and lodging components
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
$111,759
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
3.86%
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%
$2,235,180
$2.2M
Cap Rate 7%
$1,596,557
$1.6M
Cap Rate 9%
$1,241,767
$1.2M
Market Conditions
NOI Build-Up for 10,488 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
$265.6K $25.32/SF
− Vacancy
−$30.3K −$2.89/SF
EGI
$235.3K $22.43/SF
− OpEx
−$123.5K −$11.78/SF
NOI
$111.8K $10.66/SF
Area
Jefferson County, NY
Vacancy
11.40%
Lease Rate
$25.32 /SF/Yr
Expense Ratio
52.50%
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%
$2,235,180
Cap Rate 7%
$1,596,557
Cap Rate 9%
$1,241,767
Alternative Uses
Best Use
Hotel Hospitality
$1.60M
$1.40M – $1.86M
NOI $111,759 @ 7.0% cap · market cap 3.86%
Second Best
Specialty Retail
$1.54M
$1.35M – $1.79M
NOI $107,609 @ 7.0% cap · market cap 3.71%
Theoretical Best
Office A
$2.89M
$2.53M – $3.37M
NOI $202,376 @ 7.0% cap · market cap 6.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13693, NY
495
Population
1,019
Households
0.5
Avg Household Size
58
Median Age
39%
College-Educated
100%
High-School Grad
20.6 sq mi
ZIP Area
24
Density / Sq Mi
$44,375
Median Household Income
$38,750
Median Earnings
$212,500
Median Home Value
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Lakefront hospitality property combining a bar and restaurant with motel, campground, and residential lodging components.
Where is this bar & pub located?
The property is located at 18835 S Shore Road Three Mile Bay, NY.
What is the asking price?
The asking price for this property is $2,899,000.
What are key features of this property?
This property features: 95.66‑acre property with approximately 400 feet of lakefront; 10,488 square feet of improvements on a lakefront site; Bar and restaurant with motel, campground, and lodging components
