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Property profile & analytics
OFF-MARKET
Estimated value
$1,345,000
Commercial land
1115 Lochland Rd Geneva, NY 14456-3219
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US63-1464728
Property summary
AI-generated overview
Exceptional investment opportunity: 12.965 acres of prime lakefront land in Geneva, NY (APN: 119.16-1-11.1 & 11-.16-1-11.2), zoned Lakefront PUD. This stunning property boasts approved plans for a vibrant mixed-use development, including 51 luxury townhome-style condos with a pool. A 120-room hotel is ready to commence construction, possessing a fully issued building permit. Further plans encompass a 10,000 square foot freestanding restaurant and a boat house complete with 38 boat slips and jet ski docks directly on Seneca Lake. Situated in the heart of the Finger Lakes wine region, this location offers unparalleled access to the Seneca Lake Wine Trail, other Finger Lakes attractions, and is equidistant to Rochester and Syracuse. This development presents a unique opportunity to capitalize on the thriving tourism and hospitality sectors in this desirable area. The property's address is 1115 Lochland Rd, Geneva, NY 14456. A virtual data room is available for detailed information. Asking price: $13,800,000.
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Year built
1900
Total area
21,991 SF
Lot
5 ac (217,800 SF)
Zoning code
AR
APN
320500 119.16-1-11.1
UPID
US63-1464728
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Lake's Edge Seneca Condominium Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.38M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$844k
Blend (final)
Blend
$1.35M
Owner & transaction history
Lakes Edge Dev Group · 4 yrs held
Lakes Edge Dev Group
since 2021
Last sale
$1.7M
3 recorded transactions
Zoning & alternative use
AR · Geneva, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.1M
+81.2%
Office building
$2.1M
+77.6%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Geneva submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Geneva submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,355,000
ML approach
$1,380,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,170,000
Current use
RESTAURANT
$2,120,000
Change: +81% · Conversion: Difficult
OFFICE BUILDING
$2,080,000
Change: +78% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,015,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$1.35M
Range $1.21M – $1.48M · ±10% · vs last sale $1.70M (Dec 30 2021)
Last sale anchor
$1.70M
Dec 30 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$61 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$658,100
Assessed 2023
Previous assessed
$1,698,000
-61.2% YoY
Assessed land
$658,100
Land market value
$843,718
Total market value
$843,718
Applied tax rate
320,500.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Year built
1900
Heating
NONE
Stories
3
Total area
21,991 SF
Lot
5 ac (217,800 SF)
Zoning code
AR
APN
320500 119.16-1-11.1
UPID
US63-1464728
Jurisdiction
ONTARIO
Zoning & alternative use
AR · Geneva, NYZoning AR · permitted uses
AR · Geneva, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.2M
RESTAURANT
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
RESTAURANT
OFFICE BUILDING
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1900
Heating
NONE
Stories
3
Lot
5 ac
Current owner
From public records · entity-resolved
Lakes Edge Dev Group
Entity
Mailing address
1000 COMMERCE PARK DR #518, WILLIAMSPORT, PA 17701-5475
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 5, 2023
—
Lakes Edge Investor LLC
—
Deed
related
$1,400,000 · Patrick F Marty
May 5, 2022
—
Lakes Edge Development
—
Deed
related
$1,190,000 · Citizens & Northern Bank
Dec 30, 2021
$1,700,000
Lakes Edge Dev Group
American Legion Winnek
Warranty Deed
$1,190,000 · Citizens & Northern Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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