Lakefront Restaurant with Boat-Up
For Sale
$495,000
95 W Lake Rd, Mayville, NY 14757
Turnkey, 2nd-generation lakefront restaurant offers indoor, outdoor, and boat-up dining with fully equipped commercial kitchen.
Property Size2,400 SF
Price / SF$206.25
Days on Market90
Property Features for 95 W Lake Rd
General Information
Standard status
Active
Size
2,400 SF
Restaurant
Patio
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$5,950
Building Details
Year Renovated
2023
Listing Agency:
SBRE - Sherry Bauer Real Estate Services
(814) 460-2000
Listed By:
Sherry Bauer · License #RM422666
(814) 460-2000
Source:
Exprealty
Added: May 26
Changed: Aug 23
Last Checked: Aug 22 at 10:19AM
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 SBRE - Sherry Bauer Real Estate Services
Investment Insights
Based on property information with market context.
This turnkey, 2nd-generation lakefront restaurant is offered with real property and equipment only. The operation includes indoor, outdoor, and boat-up dining, along with commercial kitchen space that is fully equipped; an equipment list is available. The property was completely renovated in 2023, including electrical, kitchen, flooring, HVAC, and other improvements. Additional updates include new dining room windows in 2024 and a new deck in 2025. The interior is currently owner operated as She Sings Café & Bar.
The property is located across from Chautauqua Lake in the Village of Mayville, NY, providing lake-view dining from the restaurant setting.
For buyers and brokers, the key takeaway is a renovated, plug-and-operate restaurant configuration with multiple dining formats and a commercially equipped kitchen included with the sale.
The property is located across from Chautauqua Lake in the Village of Mayville, NY, providing lake-view dining from the restaurant setting.
For buyers and brokers, the key takeaway is a renovated, plug-and-operate restaurant configuration with multiple dining formats and a commercially equipped kitchen included with the sale.
Key Highlights
- 2,400± SF, 2nd‑generation lakefront restaurant with indoor, outdoor, and boat‑up dining and lake views
- Across from Chautauqua Lake in the Village of Mayville, NY
- Completely renovated in 2023, including electrical, kitchen, flooring, HVAC, and more
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
$31,558
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
6.38%
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%
$631,160
$631.2K
Cap Rate 7%
$450,829
$450.8K
Cap Rate 9%
$350,644
$350.6K
Market Conditions
NOI Build-Up for 2,400 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
$43.2K $18.00/SF
− Vacancy
−$1.1K −$0.47/SF
EGI
$42.1K $17.53/SF
− OpEx
−$10.5K −$4.38/SF
NOI
$31.6K $13.15/SF
Area
Chautauqua County, NY
Vacancy
2.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$631,160
Cap Rate 7%
$450,829
Cap Rate 9%
$350,644
Alternative Uses
Best Use
Specialty Retail
$450.8K
$394.5K – $526.0K
NOI $31,558 @ 7.0% cap · market cap 6.38%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$718.4K
$628.6K – $838.1K
NOI $50,285 @ 7.0% cap · market cap 10.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
65
Businesses Nearby
Well-served
Demand for This Use
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Turnkey, 2nd-generation lakefront restaurant offers indoor, outdoor, and boat-up dining with fully equipped commercial kitchen.
Where is this conventional restaurant located?
The property is located at 95 W Lake Rd Mayville, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: 2,400± SF, 2nd‑generation lakefront restaurant with indoor, outdoor, and boat‑up dining and lake views; Across from Chautauqua Lake in the Village of Mayville, NY; Completely renovated in 2023, including electrical, kitchen, flooring, HVAC, and more
