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    Turn-Key Waterfront Investment Opportunity Title is generated by Realmo AI

    5909 W Lake Rd, Conesus, NY 14435

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    Claim this Listing
    Pending
    $2,400,000

    COMMERCIAL - Conesus, NY

    Property size:
    9,450 SF
    Lot size:
    0.50 Acres
    Added:
    Sep 29, 2022
    Days on Market:
    1328
    Last Refresh:
    May 18 at 4:06 am

    Property Features for 5909 W Lake Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    NC GF Busi
    Parking
    40
    Parking features
    Driveway, Paved or Surfaced
    Standard status
    Pending
    APN
    242800-109-044-0001-019-001-0000
    Size
    9,450 SF
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    25501

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Central, Forced Air, Natural Gas, Zoned
    Cooling system
    Zoned
    Water source
    Public
    Water front features
    Lake
    Water front
    1

    Building Details

    Year built
    1924
    Floors in Building
    3
    Number of units
    57
    Flooring type
    Linoleum, Varies, Carpet, Hardwood, Vinyl, Concrete
    Building materials
    Brick, Block
    Roof type
    Flat, Rubber, Asphalt, Shingle, Membrane, Metal

    We can help!

    Listing Contact
    Andrew M. Kachaylo

    Listing agent Andrew M. Kachaylo License #10491203181

    Listing office RE/MAX Hometown Choice 5989 Big Tree Road, Lakeville, NY

    Listing date Sep 29, 2022

    MLS# R1434857

    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.

    HighLights

    • Turn‑key business opportunity with significant income potential: ~$300,000+ seasonal rental income, solid restaurant income, and off‑site catering operation.
    • Features 57 rentable units including restaurant/bar, duplex with penthouse, 50‑slip marina (32 seasonal rentals), and 6‑7 motel units/suites plus office space.
    • Enjoy 173 feet of level waterfront with a sandy beach, floating docks, and deep water marina with a long waiting list.
    • Includes a restaurant/bar with indoor/outdoor seating and capacity for 150+ person events.
    • Duplex built in 2021, with the remaining property updated and maintained.
    • All FF&E, website, and client lists are included.

    Overview

    This turn-key opportunity, available for the first time in 20 years, features 90 years of history. The property includes 57 rentable units, offering both investment and business potential. A seasonal rental income potential exceeds $300,000. The property features a restaurant and bar, a duplex with a penthouse, a 50-slip marina (with 32 seasonal rentals), and 6-7 motel units/suites, plus office space. The marina has a long waiting list. The restaurant generates solid income, complemented by a solid off-site catering operation. Included in the sale are the website, client lists, and all FF&E. The duplex was built in 2021, and the remaining property has been updated and maintained. The property offers 173 feet of level waterfront with a sandy beach, floating docks, and deep water suitable for the marina. There is indoor and outdoor seating, with room for 150+ person events on-site. The property, situated in Conesus, NY, has a lot size of 0.5 acres and a building size of 9,450 square feet. The zoning is NC GF Busi. The property is suitable for a variety of uses, including motels, hospitality properties, bars, restaurants, retail properties, marinas, and specialty properties.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $1.53M
    NOI $137,322 @ 9.00% cap · cautious / downside scenario
    Moderate
    $1.96M
    NOI $137,322 @ 7.00% cap · market / base-case scenario
    Aggressive
    $2.75M
    NOI $137,322 @ 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 Specialty Retail

    Component $ $/SF
    Gross rent $204.1k $21.60
    − Vacancy −$21.0k −$2.22
    EGI $183.1k $19.38
    − OpEx −$45.8k −$4.84
    NOI $137.3k $14.53
    9,450 SF · lease $21.60/SF/yr · vacancy 10.30% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $1.96M
    $1.72M – $2.29M (±1% cap)
    NOI $137,322 @ 7.0% cap · market cap 5.72%
    Second Best
    Retail
    $1.83M
    $1.60M – $2.14M (±1% cap)
    NOI $128,167 @ 7.0% cap · market cap 5.34%
    Theoretical Best
    Office A
    $2.59M
    $2.27M – $3.02M (±1% cap)
    NOI $181,213 @ 7.0% cap · market cap 7.55%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Beachcomber Restaurant The Vincent House Nursing Home

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Storage Facility Nursing Home (Bike/Boat/Book/etc) Store Nursing Home Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Conesus
    County
    Livingston
    State
    New York
    Longitude
    -77.723435
    Latitude
    42.733183

    FAQs

    What type of property is this?
    Motel - Unique investment with rental income potential, marina, restaurant, and more.
    Where is this motel located?
    The property is located at 5909 W Lake Rd Conesus, NY.
    What is the asking price?
    The asking price for this property is $2,400,000.
    What are key features of this property?
    This property features: Turn‑key business opportunity with significant income potential: ~$300,000+ seasonal rental income, solid restaurant income, and off‑site catering operation.; Features 57 rentable units including restaurant/bar, duplex with penthouse, 50‑slip marina (32 seasonal rentals), and 6‑7 motel units/suites plus office space.; Enjoy 173 feet of level waterfront with a sandy beach, floating docks, and deep water marina with a long waiting list.
    (585) 738-7059
    We can help!
    Listing Contact
    Andrew M. Kachaylo
    Real Estate License ID: 10491203181
    Learn More
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    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
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