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    8427 Bay Street Sodus Point, NY 14555

    View on Map
    New
    For Sale
    $895,000

    COMMERCIAL - Sodus Point, NY

    Property size:
    11,360 SF
    Lot size:
    0.21 Acres
    Added:
    Apr 1, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 2 at 11:06 pm

    Property Features for 8427 Bay Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    comm
    Rooms
    Basement
    Parking
    15
    Parking features
    Driveway
    Standard status
    Active
    APN
    544203-071-119-0018-363-202-0000
    Size
    11,360 SF
    Lot size
    0.21 Acres

    Taxes and HOA fees

    TaxAnnualAmount
    6572

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public
    Water front
    1

    Building Details

    Year built
    1940
    Floors in Building
    3
    Flooring type
    Carpet
    Building materials
    Concrete, WoodSiding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Marcia E. Wyse

    Listing agent Marcia E. Wyse License #40WY0808807

    Listing office Empire Realty Group 2112 Empire Boulevard, Ste. 4B, Webster, NY

    Listing date Apr 1, 2026

    MLS# R1666425

    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

    Sodus Point Commercial Opportunity

    Located in Sodus Point, NY, this commercial property presents an opportunity. The property, known as the "Jewel of Sodus Point", features a well-established business on a high-traffic corner with strong community ties. The site includes a martini bar, a fine dining restaurant, and a "lighter fare" bar menu, along with a detached food trailer. The operation is fully equipped and designed for a seamless transition. The building, described as one of the "oldest buildings in Sodus Point", retains historical charm while providing a comfortable environment. It includes a walk-in cooler and multiple refrigeration and cooking units. The main floor features a large area that could serve as an apartment or office. Above the restaurant, two additional floors, each with approximately 12 rooms, offer considerable potential but require complete rehabilitation. The property size is 11360 square feet, situated on a 0.21-acre lot. The intended use is for commercial purposes, with potential for restaurant, bar, and additional development. The zoning is commercial.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Real Estate Agency Law Firm Restaurant Gym & Fitness Center Big Box & Wholesale Store Accounting Firm Grocery & Convenience Store Bar & Pub Hotel & Motel Cafe & Coffee Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Sodus Point
    County
    Wayne
    State
    New York
    Longitude
    -76.98355
    Latitude
    43.270787

    FAQs

    What type of property is this?
    Conventional restaurant - Well-established restaurant and bar with potential for additional development.
    Where is this conventional restaurant located?
    The property is located at 8427 Bay Street Sodus Point, NY.
    What is the asking price?
    The asking price for this property is $895,000.
    What are key features of this property?
    This property features: Well‑established, fully equipped, and turn‑key restaurant and bar business opportunity in a high‑traffic corner location.; Reputable business with strong community roots, loyal clientele, and tourist appeal.; Includes a legendary martini bar, fine dining restaurant, lighter fare bar menu, and detached food trailer.
    (585) 347-4900
    We can help!
    Listing Contact
    Marcia E. Wyse
    Real Estate License ID: 40WY0808807
    Learn More
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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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