Lakefront Hospitality
6419 Lake Road, Appleton, NY 14008
For Sale
$3,500,000
A varied lodging mix is complemented by gathering, recreation, and event facilities.
Property Size50,048 SF
Price / SF$69.93
Days on Market103
Property Features for 6419 Lake Road
General Information
Standard status
Size
Total Parking Spaces
Property subtype
Zoning
Taxes and HOA fees
Annual Taxes
Amenities
conference and meeting center
game room
fitness center
concession area
shared commercial-style kitchen
maintenance garage
Lake Ontario access
campfire gathering areas
expansive open spaces
Building Details
Building Size
Year Built
Buildings
Stories
Units
Listing Agency:
Howard Hanna WNY Inc.
(716) 691-5800
Listed By:
Chrystal A Manzare · License #10401277732
(716) 743-8656
Source:
Franzese-realestate
Added: Jul 30
Changed: Nov 8
Last Checked: Nov 8 at 2:57PM
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 Howard Hanna WNY Inc.
Ask AI about this property
Review the available facts, identify missing information and prepare questions for the agent.
Investment Insights
Based on property information with market context.
This resort property on Lake Ontario combines multiple lodging formats with facilities for group gatherings and recreation. Accommodations include five homes, nine glamping cabins, a 20-room dormitory-style hotel, two private suite apartments, a 60-bed bunk room, and a cabin area with capacity for 50+ additional guests. The grounds also contain 16 RV hookup sites and 25 tent sites. Shared amenities include a conference and meeting center, game room, fitness center, concession area, commercial-style kitchen, and maintenance garage.
Direct access to Lake Ontario, open grounds, and campfire areas support outdoor activities and gatherings. The stated zoning is REC-NEC, Commercial. Plans are underway for 30-35 additional RV sites.
The main home has restored woodwork and updated kitchens, bathrooms, windows, flooring, walls, insulation, plumbing, and electrical systems.
Direct access to Lake Ontario, open grounds, and campfire areas support outdoor activities and gatherings. The stated zoning is REC-NEC, Commercial. Plans are underway for 30-35 additional RV sites.
The main home has restored woodwork and updated kitchens, bathrooms, windows, flooring, walls, insulation, plumbing, and electrical systems.
Key Highlights
- Lodging includes five homes, nine glamping cabins, and a 20‑room dormitory‑style hotel
- 60‑bed bunk room and cabin retreat area for 50+ additional guests
- 16 RV hookup sites, with plans underway for 30‑35 additional sites
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$313,801
Cap Rate
8.97%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$6,276,020
$6.3M
Cap Rate 7%
$4,482,871
$4.5M
Cap Rate 9%
$3,486,678
$3.5M
Market Conditions
NOI Build-Up for 50,048 SF
Gross rent
$750.7K $15.00/SF
− Vacancy
−$90.1K −$1.80/SF
EGI
$660.6K $13.20/SF
− OpEx
−$346.8K −$6.93/SF
NOI
$313.8K $6.27/SF
Area
Niagara County, NY
Vacancy
12.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$6,276,020
Cap Rate 7%
$4,482,871
Cap Rate 9%
$3,486,678
Alternative Uses
Best Use
Hotel Hospitality
$4.48M
$3.92M – $5.23M
NOI $313,801 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$13.48M
$11.80M – $15.73M
NOI $943,745 @ 7.0% cap · market cap 26.96%
Zoning and permitted uses should be independently verified with authorities.
How Realmo checks its estimates
Property Analytics
Who owns this building?
See the owner, sales and loan history
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 14008, NY
1,306
Population
658
Households
2
Avg Household Size
47
Median Age
22%
College-Educated
82%
High-School Grad
24.8 sq mi
ZIP Area
53
Density / Sq Mi
$68,452
Median Household Income
$33,393
Median Earnings
$559
Median Rent
$190,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Frequently Asked Questions
What type of property is this?
Resort - A varied lodging mix is complemented by gathering, recreation, and event facilities.
Where is this resort located?
The property is located at 6419 Lake Road Appleton, NY.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: Lodging includes five homes, nine glamping cabins, and a 20‑room dormitory‑style hotel; 60‑bed bunk room and cabin retreat area for 50+ additional guests; 16 RV hookup sites, with plans underway for 30‑35 additional sites
