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    Established Bar & Restaurant with Apartment Title is generated by Realmo AI

    6848 Erie Road, Derby, NY 14047

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    Claim this Listing
    New
    For Sale
    $499,900

    COMMERCIAL - Derby, NY

    Property size:
    3,036 SF
    Lot size:
    0.68 Acres
    Price / SF:
    $164/SF
    Added:
    May 28, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 3 at 11:06 am

    Property Features for 6848 Erie Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    C06 A07
    Parking
    35
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    144489-192-200-0009-009-000
    Size
    3,036 SF
    Lot size
    0.68 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7607

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Hot Water(Heating), Zoned, Natural Gas, Forced Air
    Cooling system
    Zoned
    Water source
    Public

    Building Details

    Year built
    1960
    Floors in Building
    1
    Number of units
    2
    Flooring type
    Vinyl, Carpet, Linoleum
    Building materials
    Frame
    Roof type
    Membrane, Shingle, Rubber

    We can help!

    Listing Contact
    Kimberly Hulburd

    Listing agent Kimberly Hulburd License #40HU0735049

    Listing office WNY Metro Roberts Realty 6853 Erie Road, cheektowaga, NY

    Listing date May 28, 2026

    MLS# B1685475

    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.

    Overview

    This commercial property features a thriving bar and restaurant with a two-bedroom apartment, presenting an opportunity to own a well-established business with 45 years of successful operation. The property includes an 18x28 bar area with an 18-foot bar top, a 30x30 dining room suitable for large gatherings, and a 29x11 kitchen equipped with a recently updated 10x8 walk-in cooler. Additionally, there is a 20x20 storage and office area. A 34x16 covered deck provides outdoor space for patrons. The property has Quick Draw and Lottery machines already installed. The 800 sq ft two-bedroom apartment could generate rental income and includes a 15x19 living room, a 12x13 kitchen, and 11x12 and 10x12 bedrooms, newer windows, and a 10x11 deck. The property features central air and forced air heating, plus two-zone baseboard heating. The building is vinyl sided and includes a blacktop parking area that accommodates approximately 35 vehicles. It is situated on a corner lot with a lot size of 0.6775 acres. The property is located in Derby, NY. The total property size is 3,036 square feet. The apartment features newer windows and a 10x11 deck.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $54.6k $18.00
    − Vacancy −$5.9k −$1.94
    EGI $48.7k $16.06
    − OpEx −$12.2k −$4.01
    NOI $36.6k $12.04
    3,036 SF · lease $18.00/SF/yr · vacancy 10.80% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $522.3K
    $457.0K – $609.3K (±1% cap)
    NOI $36,560 @ 7.0% cap · market cap 7.31%
    Second Best
    Apartment 5plus
    $250.4K
    $219.1K – $292.2K (±1% cap)
    NOI $17,529 @ 7.0% cap · market cap 3.51%
    Theoretical Best
    Office A
    $663.7K
    $580.7K – $774.3K (±1% cap)
    NOI $46,458 @ 7.0% cap · market cap 9.29%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Meadowbrook Restaurant & Bar Restaurant

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • The Shore House Bar & Grill — 6558 Lake Shore Rd, Derby, NY 14047
    • Meadowbrook Restaurant & Bar — 6848 Erie Rd, Derby, NY 14047

    Location Insight

    • Map
    • Local Demand
    City
    Derby
    County
    Erie
    State
    New York
    Longitude
    -78.981119
    Latitude
    42.701211

    Nearby Similar for Sale

    • $499,900
      3,036 SF

      Bar, Restaurant, and Apartment Building

      Established bar and restaurant with a two-bedroom apartment.
      6848 Erie Road, Derby, NY 14047
      View Details
    • $280,000

      Evans NY Horse Property

      11.3 acres with barn, stalls, and training track.
      7452 Southwestern Boulevard, Derby, NY 14047
      View Details
    • $250,000
      1,733 SF

      Former Auto Shop on Corner

      1,733 SF auto shop with high traffic exposure.
      6790 Erie Rd, Derby, NY 14047
      View Details

    FAQs

    What type of property is this?
    Bar & Pub - Thriving bar and restaurant with rental income potential.
    Where is this bar & pub located?
    The property is located at 6848 Erie Road Derby, NY.
    What is the asking price?
    The asking price for this property is $499,900.
    (716) 725-8725
    We can help!
    Listing Contact
    Kimberly Hulburd
    Real Estate License ID: 40HU0735049
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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