Historic 9-Room Bed &
For Sale
$949,000
2075-79 East Shore Drive, Lansing, NY 14882
Three-story brick landmark with guest accommodations, dining, and event space.
Property Size13,248 SF
Price / SF$71.63
Days on Market42
Property Features for 2075-79 East Shore Drive
General Information
Standard status
Active
Size
13,248 SF
Property subtype
CommercialSale
Additional Details
Business Included
Yes
Amenities
private baths
air conditioning
Wi-Fi
ballroom
Building Details
Buildings
1
Stories
3
Construction
brick
Listing Agency:
Warren Real Estate of Ithaca Inc.
(607) 592-1762
Listed By:
Garrett Venuto · License #10401360100
(607) 592-1762
Source:
Nicholcityrealty
Added: Jul 20
Changed: Aug 29
Last Checked: Aug 29 at 11:26PM
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 Warren Real Estate of Ithaca Inc.
Investment Insights
Based on property information with market context.
This 13,248-square-foot, three-story brick property dates to the 1830s and is designated a National Historic Landmark. The inn includes nine guest rooms, each with a private bath, air conditioning, Wi-Fi, and period-oriented interiors. A third-floor ballroom functions as a breakfast area and retains original architectural details.
The ground level contains a bar and restaurant with a full commercial kitchen, rustic oak bar, exposed brick, and seating arranged for everyday dining and larger events. The property is located at 2075-79 East Shore Drive in Lansing, New York, approximately 10 minutes from downtown Ithaca, Cornell University, and the Cayuga Wine Trail.
The ground level contains a bar and restaurant with a full commercial kitchen, rustic oak bar, exposed brick, and seating arranged for everyday dining and larger events. The property is located at 2075-79 East Shore Drive in Lansing, New York, approximately 10 minutes from downtown Ithaca, Cornell University, and the Cayuga Wine Trail.
Key Highlights
- Nine‑room bed‑and‑breakfast with private baths, air conditioning, and Wi‑Fi in every guest room
- 13,248‑square‑foot three‑story brick building dating to the 1830s
- National Historic Landmark designation
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
$77,024
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
8.12%
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%
$1,540,480
$1.5M
Cap Rate 7%
$1,100,343
$1.1M
Cap Rate 9%
$855,822
$855.8K
Market Conditions
NOI Build-Up for 13,248 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
$190.8K $14.40/SF
− Vacancy
−$28.6K −$2.16/SF
EGI
$162.2K $12.24/SF
− OpEx
−$85.1K −$6.43/SF
NOI
$77.0K $5.81/SF
Area
Tompkins County, NY
Vacancy
15.00%
Lease Rate
$14.40 /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%
$1,540,480
Cap Rate 7%
$1,100,343
Cap Rate 9%
$855,822
Alternative Uses
Best Use
Specialty Retail
$2.45M
$2.14M – $2.86M
NOI $171,336 @ 7.0% cap · market cap 18.05%
Second Best
Hotel Hospitality
$1.10M
$962.8K – $1.28M
NOI $77,024 @ 7.0% cap · market cap 8.12%
Theoretical Best
Office A
$4.13M
$3.62M – $4.82M
NOI $289,377 @ 7.0% cap · market cap 30.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
96
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
5,474 visits/mo
0.3 miles
Demographics for 14882, NY
3,890
Population
1,619
Households
2.4
Avg Household Size
43
Median Age
49%
College-Educated
98%
High-School Grad
32.5 sq mi
ZIP Area
120
Density / Sq Mi
$94,886
Median Household Income
$42,288
Median Earnings
$1,348
Median Rent
$274,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Rogues Harbor Inn 1830 LLC — 2079 E Shore Dr, Lansing, NY 14882
Frequently Asked Questions
What type of property is this?
Bed & breakfast - Three-story brick landmark with guest accommodations, dining, and event space.
Where is this bed & breakfast located?
The property is located at 2075-79 East Shore Drive Lansing, NY.
What is the asking price?
The asking price for this property is $949,000.
What are key features of this property?
This property features: Nine‑room bed‑and‑breakfast with private baths, air conditioning, and Wi‑Fi in every guest room; 13,248‑square‑foot three‑story brick building dating to the 1830s; National Historic Landmark designation
