The Roselea

Property Address: 8785 Dinglehole Rd
Baldwinsville, NY 13027
Contact: Judy NuHavun, Agent
Central New York Real Estate Group
141 Winding Way
Camillus, NY 13031
Contact Email: Judy@RelocateToSyracuse.com
Contact Telephone: 315-209-2066
Contact Toll-free: n/a
Contact Fax: 315-320-0349
Property URL: https://theroselea.com/
Date Business Established: March 15th, 2011
Trade Association Affiliations: Baldwinsville Chamber of Commerce, Trip Advisor
Financials Verified: Yes

Area Description: Baldwinsville, New York, sits in the heart of Central New York — a region experiencing one of the most significant economic transformations in its history. The small city of Baldwinsville straddles the Seneca River, offering a charming village center with waterfront dining, boutique shops, community events, and a strong sense of local identity. It is a place where guests feel welcomed and neighbors know each other by name — exactly the kind of community that draws repeat visitors to a Bed & Breakfast year after year.

What makes this location extraordinary right now is proximity to Micron Technology’s $100 billion semiconductor manufacturing campus under construction in Clay, NY — just 15 minutes from The Roselea. One of the largest economic development projects in U.S. history, the Micron campus is projected to create 9,000+ direct jobs and 40,000+ indirect positions over the coming decades. Engineers, contractors, consultants, relocation clients, and corporate travelers are already arriving in the region — and the demand for quality lodging will only grow.

Beyond Micron, the area draws guests year-round. The NYS Fairgrounds — home to the Great New York State Fair, one of the largest state fairs in the country — is just 10 minutes away. Downtown Syracuse, with its sports venues, restaurants, performing arts, and Syracuse University, is 20 minutes. Hancock International Airport is 30 minutes. The Erie Canalway Trail, Onondaga Lake Park, and the Finger Lakes wine region are all within easy driving distance.

Baldwinsville itself offers waterfront dining along the Seneca River, a thriving craft brewery scene, annual festivals, the Baldwinsville Farmers Market, and the charming Seneca River. Guests who stay at The Roselea often extend their visits — and return. The combination of a peaceful country setting with easy access to everything Central New York has to offer makes this location a genuine asset for any hospitality operator.

Site Description: The Roselea is set on 3.7 manicured acres on Dinglehole Road in Baldwinsville — a country setting that feels worlds away from the city while remaining minutes from every convenience. The grounds have been lovingly maintained and improved over decades, and the property presents beautifully from the moment a guest turns into the circular double-wide driveway. The landscape features mature trees, established perennials, flowering plantings, and a lower lawn area that has been filled and leveled. A fully fenced perimeter provides privacy and security. The hot tub and expansive patio create an outdoor living environment that guests genuinely linger in.

Walking paths wind through the grounds, and the overall atmosphere is one of a private retreat — calm, beautiful, and well cared for. A 3-bay garage provides ample parking and storage, separate from guest vehicles. The detached 24′ x 30′ workshop/studio is a flexible asset — currently used as a workshop, it presents opportunity for conversion to additional guest amenities, an event space, a wellness studio, or manager’s quarters.

A new septic system with a 2,000-gallon tank was installed in 2010. Yard drains (Salvitor system, 2023), leaf filters (2023), and a basement French drain (2011) ensure the property manages water effectively in all seasons. Solar panels installed in 2014 provide meaningful energy cost reduction. The circular double-wide driveway was originally installed in 2010 and resealed in 2025. Driveway lighting was added in 2015. The property has been thoughtfully maintained to minimize ongoing owner burden while maximizing guest and curb appeal.

Structural Description: The Roselea is a substantial two-story home on a solid block foundation with 14 rooms, 5 bedrooms, and 4.5 bathrooms — offering generous accommodation for both a hospitality operation and an owner-operator household.

• GUEST SUITES: The property features four individually appointed guest suites, each with its own name, character, and private bath: the Aiden Room (king bed, newly renovated bathroom with full installation 2012–2013, new windows 2024–2025), the Kaitlyn Room, the Jillian Room, and the Isabel Suite (queen bed with private bath, dressing area, and sleeper sofa). Each suite has a new mattress set installed between 2011 and 2019. All toilets were replaced in 2018.
• COMMON AREAS: The great room features soaring 20-foot ceilings and an elliptical window that fills the space with natural light. A fieldstone gas fireplace anchors the room and creates the warm, welcoming atmosphere that defines The Roselea experience. The formal dining room accommodates gatherings for up to 24 guests, with china and silver service included in the sale. A Florida room provides additional light-filled common space year-round.
• KITCHEN: The hospitality-focused kitchen is equipped with KitchenAid appliances, heated floors, and a coffee station — designed for the demands of daily breakfast service. The kitchen refrigerator, dishwasher, stove, and microwave were all replaced in 2013 and 2018. A laundry sink was added in 2015, and a full LG washer and dryer (2009) are included.
• LOWER LEVEL: The basement was progressively finished between 2019 and 2023 and includes a theater room, game room, craft room, storage room with cabinets, and a workout room. The Aprilaire dehumidifier (2018) and basement French drain (2011) keep the space comfortable and dry year-round.
• OWNER’S QUARTERS: The first floor includes a private suite with full bath, office space, and ample storage — providing comfortable owner-operator accommodation separate from the guest suites.
• SYSTEMS: 2 heat pump compressors and 4 air handlers provide whole-house heating and cooling with room floor insulation (2012). Reverse osmosis water purification system (2015) and Amber water system (2023) provide premium water quality throughout. 4 hardwired smoke/fire alarms cover core areas upstairs. CO₂ detectors are hardwired in the basement, first floor, and second floor. Battery-operated smoke detectors are in each guest bedroom. Ring doorbell installed (2022).
• EXTERIOR & STRUCTURE: Full house roof replacement (2018). AMC house paint upper level (2024), lower level (2026). Back porch roof replaced (2016). New front porch steps (2012), porch rails replaced (2012), porch side railings (2012). Vinyl fence (2011). Sidewalk installation (2011). Total square footage: 3,340 sq ft (confirm with sellers).

Offering: The Roselea is offered as a fully turnkey acquisition. The sale includes the real estate (land and building), all furnishings throughout the property, operational inventory, the established online booking system, and the business goodwill of a property that has operated as a licensed Bed & Breakfast for years with a loyal repeat guest base. A new owner can open for business on the day of closing — there is no ramp-up period, no set-up required, and no furnishings to source.

The improvements list, documented from 2009 through 2026, demonstrates a property that has been consistently and lovingly maintained, leaving nothing of consequence on the to-do list.

WHAT IS INCLUDED:

• Real estate — land (3.7 acres) and building (14 rooms, 2 stories, block foundation)
• All guest suite furnishings — beds, linens, furniture, decor — Aiden, Kaitlyn, Jillian & Isabel Rooms
• All common area furnishings — great room, dining room (china & silver service for 24), Florida room, kitchen
• Full kitchen equipment — KitchenAid appliances, heated floors, coffee station, dishwasher, stove, microwave, LG washer & dryer
• Lower level furnishings — theater room, game room, craft room, workout room
• Operational inventory — supplies, linens, consumables
• Online booking system and digital operations
• Business goodwill — brand, guest relationships, and The Roselea’s established reputation in the CNY market
• Website: theroselea.com

THE MICRON OPPORTUNITY: The Roselea’s location — 15 minutes from Micron Technology’s $100 billion semiconductor campus in Clay, NY — is a strategic asset that distinguishes this listing from every other hospitality property currently available in Central New York. New ownership steps into an established, operating business at the front door of the region’s most transformational economic era.

DUAL-USE POTENTIAL: While offered primarily as a turnkey B&B, The Roselea is equally extraordinary as a private family estate. Buyers who wish to continue hospitality operations, those who wish to transition to residential use, and those who intend to scale the business for the Micron demand corridor are all well served by this property.

FINANCIAL INFORMATION: Operational and financial details — including occupancy rates, revenue figures, and review metrics — are available to qualified buyers. Please contact the listing agent to request the full investor packet.

ASKING PRICE: Contact listing agent.

TERMS: Contact listing agent.

REAL ESTATE BROKER: Judy NuHavun, Central NY Real Estate Group, relocatetosyracuse.com

Occupancy: 50-60% depending on Web presence and owner schedule
Average Daily Rate: $694/day if all rooms are rented with 2 guests. Individaul rooms; Jillian & Kaitlyn $165/night, Aiden $175/night, Isabell Suite $189/per night
Income from Room Sales: $8000 to $22,000 depending on occupancy
Property Taxes: $8,964
Electric: National Grid $1,425/yr Solar by Spruce Power $1,281/yr
Water & Sewer: Amber Water Purification System for Well Maintenance $900e
Natural Gas/Propane: $3.775/yr
Insurance: $2,119/yr