Mixed-Use Property with Restaurant
New
For Sale
$649,900
3943 Route 394, Mayville, NY 14757
CommercialSale, Mayville, NY
Property Size6,367 SF
Lot Size2.00 Acres
Price / SF$102.07
Days on Market1
Property Features for 3943 Route 394
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Parking
25
Lot features
Irregular Lot
Elementary school district
Chautauqua Lake
Middle school district
Chautauqua Lake
High school district
Chautauqua Lake
Directions
GPS or 394 north toward Mayville. Property is directly across from Camp Chautauqua
Subdivision
North Harmony-065400
Standard status
Active
APN
314.00-2-32
Size
6,367 SF
Lot size
2.00 Acres
Taxes and HOA fees
Tax Annual Amount
9557
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas, Forced Air, Zoned
Cooling system
Zoned, Central Air
Water source
Well
Amenities
outdoor beer garden
container bar
outdoor dining area
farmers market garage
Building Details
Year built
1985
Floors in Building
2
Building materials
AtticCrawlHatchwaysInsulated
Roof type
Membrane, Rubber, Shingle
Listing Agency:
Howard Hanna Holt - Mayville
(716) 753-7880
Listed By:
Matthew Wroda · License #10301211617
(937) 459-7239
Added: Aug 21
Last Checked: Aug 21 at 12:06PM
MLS# R1708907
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 6,367-square-foot mixed-use property includes a restaurant building with commercial kitchen equipment, dining furnishings, and a pizza oven. Separate improvements include a coffee shop space with equipment, a larger storefront, a Farmers Market garage, and a studio apartment with distinct living and sleeping areas. The apartment has also been used as a furnished rental and is separate from the restaurant.
Outdoor amenities include a beer garden with a container bar and multiple beer taps, along with space for outdoor dining and gatherings. On-site parking serves the commercial areas and residential unit. The property is zoned Commercial, was built in 1985, and is located across from Camp Chautauqua in Mayville, NY. Water is supplied by a well, with public sewer service, central air, forced-air heating, and zoned heating and cooling.
Outdoor amenities include a beer garden with a container bar and multiple beer taps, along with space for outdoor dining and gatherings. On-site parking serves the commercial areas and residential unit. The property is zoned Commercial, was built in 1985, and is located across from Camp Chautauqua in Mayville, NY. Water is supplied by a well, with public sewer service, central air, forced-air heating, and zoned heating and cooling.
Key Highlights
- 6,367‑square‑foot mixed‑use property with restaurant, retail, coffee shop, residential, garage, and outdoor areas
- Restaurant building includes commercial kitchen equipment, dining furnishings, and a pizza oven
- Separate coffee shop space conveys with equipment
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
$41,912
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
6.45%
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%
$838,240
$838.2K
Cap Rate 7%
$598,743
$598.7K
Cap Rate 9%
$465,689
$465.7K
Market Conditions
NOI Build-Up for 6,367 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
$77.2K $12.12/SF
− Vacancy
−$10.1K −$1.59/SF
EGI
$67.1K $10.53/SF
− OpEx
−$25.1K −$3.95/SF
NOI
$41.9K $6.58/SF
Area
Chautauqua County, NY
Vacancy
13.10%
Lease Rate
$12.12 /SF/Yr
Expense Ratio
37.50%
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%
$838,240
Cap Rate 7%
$598,743
Cap Rate 9%
$465,689
Alternative Uses
Best Use
Specialty Retail
$1.20M
$1.05M – $1.40M
NOI $83,720 @ 7.0% cap · market cap 12.88%
Second Best
Retail
$1.12M
$976.7K – $1.30M
NOI $78,138 @ 7.0% cap · market cap 12.02%
Theoretical Best
Office A
$1.91M
$1.67M – $2.22M
NOI $133,401 @ 7.0% cap · market cap 20.53%
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
24
Businesses Nearby
Explore this area
Business Placement
Demographics for 14757, NY
3,072
Population
2,181
Households
1.4
Avg Household Size
47
Median Age
37%
College-Educated
93%
High-School Grad
43.7 sq mi
ZIP Area
70
Density / Sq Mi
$63,542
Median Household Income
$40,042
Median Earnings
$677
Median Rent
$179,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial property combines restaurant, coffee shop, retail, residential, garage, and outdoor gathering areas in one integrated setting.
Where is this mixed-use property located?
The property is located at 3943 Route 394 Mayville, NY.
What is the asking price?
The asking price for this property is $649,900.
What are key features of this property?
This property features: 6,367‑square‑foot mixed‑use property with restaurant, retail, coffee shop, residential, garage, and outdoor areas; Restaurant building includes commercial kitchen equipment, dining furnishings, and a pizza oven; Separate coffee shop space conveys with equipment
