Finger Lakes Bed and Breakfast for Sale
The Finger Lakes most unique bed and breakfast is now for sale as a turnkey business. Located on the eastern shore of Seneca Lake (assures an endless supply of incredible sunsets) this unique property has a two bedroom year round log home on 110' of lake frontage and three 3-season log cabins each with private baths.
Lake Features
- 110' of easy access frontage (only 54 steps)
- electric elevator for moving things (not people)
- Permanent Dock
- Permanent Boat Lift with electric motor (currently supporting a 2000lb 18ft boat)
- 30' of competely shaded frontage : 80' fully exposed
- Metal storage shed
- Includes 4 wooden benches
- Electrical outlets present on beach and dock
House Features (innkeepers quarters)
- 2 bedroom 2 bath (complete with Master bedroom suite)
- Open floor plan for great room (kitchen, dining, living)
- Full Basement (2/3 of which is finished) with inside and outside access
- Primary heat is a Lopi Gas Stove, secondary heat is electric baseboard throughout.
- Interior floorplan promotes circulation of heat in the cooler weather
- Laundry room is on the main floor.
- Deck overlooks the lake with covered area for protection from the elements.
- Has stainless steel cable railing for the least restrictive view.
- Wired with outdoor speakers
- Mudroom entry way is the perfect transition from the house to the outside.
Kitchen newly remodeled with tile floor and Corian counter tops
- Propane cook top
- Electric oven with convection
- Reverse Osmosis Water system for perfect drinking water
- Sit-down peninsula is perfect for chatting with guests over breakfast.
- This area is used for serving guests when whether is inclimate. During good weather, breakfast can be served in the gazebo or on the deck.
- 2 skylights in kitchen provide plenty of light
- Wall-to-wall carpet
- electric baseboard with zoned thermostat
- Sink, Toilet and Shower
- New laminate floor (2009)
House Mechanicals
- Built in 1980.
- Electrical: House and Cabins are on separate meters for tax purposes. Household system is on a 200Amp service controlled by circuit breakers
- Roof: 25 yr shingles put on in 2000
- Water System
- Beach well provides the water for house and cabins.
- Smart system pressure tank eliminates varying pressure
- Oversized jet pump (2003)
- Chlorinator (injector pump system)
- Sand Filter
- Water Softener
- Reverse Osmosis unit on the Kitchen sink
- Electric hot water tank on day night metering w/ adjustable timer
- Phone: Business phone system handles upto 3 lines and can route calls from room to room and cabin to cabin.
- CableTV: Wired to both house and cabins
- Data: Cat5 Eithernet wired to most rooms (kitchen, master bed, livingroom, closet, basement office) and all 3 cabins.
- All incoming and outgoing lines (electric, phone, cable, data) are all underground.
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Cabin Features
- 3 cabins, each include
- queen size bed and mattress
- mini-stainless steel refridgerator
- 13 gal electric hot water tank (controlled indivdually)
- TV with built-in DVD/CD player (wall mounted)
- Wall mounted AC with digital thermostat
- Jotul propane stove/fireplace for heat (thermostat controlled)
- ceiling fan
- small table
- small folding stand
- small bedside stand or dresser.
- 2 inside chairs
- 2 folding adirondack chairs
- clock-radio
- bedding / linens / towels
- Covered porches
- separate electric panels for each cabin in addition to separate main circuit
- wired for phone, cable, and data (cat5) and Wi-Fi
- Heat taped and insulated water system. Designed for easy winterization.
Property Features
- Landscaping predominantly with low maintenance perenials
- Fruit trees (apple)
- Storage shed
- Ample parking with separate guest parking area
- Oversized septic (can support an additional cabin)
- Invisible fencing (extends out into the water so dogs can swim and go on dock)
- Parking lot lighting
- Timberframe gazebo built in 2006. Screened-in. When the weather permits, we serve breakfast out here for most of July and August.
Business Details
- Opened as a business in 2003
- Run seasonally - weekends only mid-April through June, daily during July and August, weekends only Sept through mid-Nov
- Great B&B website postition in Search Engines. Sample searches:
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Website traffic dwarfs other B&B sites
- 300+ unique visitors per day
- 1000+ pageviews per day
- Robust website with over 100 pages to attract visitors through search engine searches
| Year |
room rate |
RoomNights Booked / RoomNights Available
(pseudo-occupancy rate) |
Occupancy Rate
(based on 365 nights * 3 rooms) |
Revenue |
Total Yearly expenses
(*not including mortgage, income taxes, or ammortized items) |
Net income*
|
| 2006 |
$148 |
(173RN/175RN)=99% |
(173RN/1095RN) = 15.8% |
$23,650 |
($7,420) |
$16,230 |
| 2007 |
$155 |
(183RN/198RN
)=92% |
(183RN/1095RN) = 16.7% |
$27,710 |
($8,050) |
$19,660 |
| 2008 |
$160 |
(157RN/176RN
)=89% |
(157RN/1095RN) = 14% |
$24,570 |
($7,060) |
$17,510 |
The current owners of this B&B both have full time jobs and only run it part time. They had it open for bookings an average of 61 days per year. The cabins could be run 3 seasons (April - December) which has the potential to be open for bookings ~270 days per year if run full time. This B&B at 61 days per year is only open less than 23% of the time (61days/270days). So the income potential (running full time) is essentially 3-4 times what it has been. It could potentially generate $50,000 to $70,000 though ~$40,000 would be a safer estimate given seasonal occupancy variations.