Waterfront Bed &
New
For Sale
$800,000
948 George Street, Mumford, NY 14511
CommercialSale, Mumford, NY
Property Size7,088 SF
Lot Size2.16 Acres
Price / SF$112.87
Days on Market3
Property Features for 948 George Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
05
Rooms
Basement
Parking
14
Subdivision
Lands/Greg & Glenda Barck
Lot features
Irregular Lot
View
Water
Elementary school district
Caledonia-Mumford
Middle school district
Caledonia-Mumford
High school district
Caledonia-Mumford
Directions
Rt 36 South toward Caledonia. Left at George St in Mumford, right on the way to Genesee Country Museum.
Standard status
Active
APN
265689-208-150-0001-016-000
Size
7,088 SF
Lot size
2.16 Acres
Taxes and HOA fees
Tax Annual Amount
15883
Utilities
Sewer type
Septic Tank
Heating system
Radiant, Propane (Heating), Forced Air
Cooling system
Central Air
Water front features
Beach Access, River Access, Stream
Water front
1
Building Details
Year built
1900
Floors in Building
3
Flooring type
Carpet, Varies, Hardwood
Roof type
Asphalt
Listing Agency:
Keller Williams Realty Greater Rochester
(585) 362-8900
Listed By:
Robert K. Malone · License #30MA0937209
(585) 341-8717
Added: Aug 28
Last Checked: Aug 30 at 12:06AM
MLS# R1710437
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 bed and breakfast includes 10 guest suites, each with a private bathroom, with gas fireplaces featured in several rooms. The 7,088-square-foot property also provides common areas, a basement, hardwood and carpet flooring, central air, radiant and forced-air heating, and a propane heating system. Built in 1900, the building is served by a septic tank and has an asphalt roof.
Set on 2.16 acres at 948 George Street in Mumford, the property extends along Spring Creek with stream and river access. The grounds are positioned for hospitality operations and can accommodate weddings, rehearsal dinners, corporate retreats, reunions, and seasonal gatherings as described in the property information. Its waterfront setting also supports guest experiences centered on the surrounding landscape.
Set on 2.16 acres at 948 George Street in Mumford, the property extends along Spring Creek with stream and river access. The grounds are positioned for hospitality operations and can accommodate weddings, rehearsal dinners, corporate retreats, reunions, and seasonal gatherings as described in the property information. Its waterfront setting also supports guest experiences centered on the surrounding landscape.
Key Highlights
- 10 guest suites, each with a private bathroom
- 7,088‑square‑foot bed and breakfast on 2.16 acres
- Waterfront setting along Spring Creek with stream and river access
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
$27,776
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
3.47%
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%
$555,520
$555.5K
Cap Rate 7%
$396,800
$396.8K
Cap Rate 9%
$308,622
$308.6K
Market Conditions
NOI Build-Up for 7,088 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
$106.3K $15.00/SF
− Vacancy
−$47.8K −$6.75/SF
EGI
$58.5K $8.25/SF
− OpEx
−$30.7K −$4.33/SF
NOI
$27.8K $3.92/SF
Area
Monroe County, NY
Vacancy
45.00%
Lease Rate
$15.00 /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%
$555,520
Cap Rate 7%
$396,800
Cap Rate 9%
$308,622
Alternative Uses
Best Use
Hotel Hospitality
$396.8K
$347.2K – $462.9K
NOI $27,776 @ 7.0% cap · market cap 3.47%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$1.36M
$1.19M – $1.59M
NOI $95,248 @ 7.0% cap · market cap 11.91%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
42
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14511, NY
520
Population
168
Households
3.1
Avg Household Size
49
Median Age
72%
College-Educated
96%
High-School Grad
2.8 sq mi
ZIP Area
186
Density / Sq Mi
$54,958
Median Household Income
$44,162
Median Earnings
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bed & breakfast - Private guest accommodations and creek access support lodging and event functions.
Where is this bed & breakfast located?
The property is located at 948 George Street Mumford, NY.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: 10 guest suites, each with a private bathroom; 7,088‑square‑foot bed and breakfast on 2.16 acres; Waterfront setting along Spring Creek with stream and river access
