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    Turnkey Bar/Restaurant in Clayton, NY Title is generated by Realmo AI

    110 State Street, Clayton, NY 13624

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    Claim this Listing
    Pending
    $699,900

    COMMERCIAL - Clayton, NY

    Property size:
    10,774 SF
    Lot size:
    0.50 Acres
    Added:
    Oct 1, 2025
    Days on Market:
    226
    Last Refresh:
    May 14 at 8:06 am

    Property Features for 110 State Street

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    421
    Rooms
    Basement
    Parking
    50
    Parking features
    Driveway
    Exterior features
    PropaneTankLeased
    Standard status
    Pending
    APN
    223201-020-048-0001-054-200
    Size
    10,774 SF
    Lot size
    0.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Propane (Heating), Forced Air
    Cooling system
    Central Air
    Water source
    Public
    Water front features
    River Access, Stream
    Water front
    1

    Building Details

    Year built
    1957
    Floors in Building
    1
    Roof type
    Metal

    We can help!

    Listing Contact
    Amanda J Miller
    Amanda J Miller

    Listing agent Amanda J Miller License #49MI0953024

    Listing office Lake Ontario Realty, LLC 12396 NYS Route 12E, Chaumont, NY

    Listing date Oct 1, 2025

    MLS# S1642025

    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.

    HighLights

    • Turnkey bar/restaurant in the heart of Clayton, ready to operate.
    • High capacity: 81 in bar, 91 in dining room.
    • Fully renovated building in great condition with a custom bar and complete kitchen (walk‑in cooler/freezer).
    • Riverfront access for small outboards with nice water views.
    • High‑traffic location on Route 12 with ample parking.
    • Metal roof and partial basement.

    Overview

    This turnkey bar and restaurant, with almost 4000 square feet of space, is located in the heart of Clayton, New York. Known as the Island Bay Pier House, the renovated building is in great condition and ready for a new owner. The bar area has a capacity of 81, while the spacious dining room can accommodate 91 patrons. The property also features a private party room and three bathrooms. A custom bar and a kitchen equipped with a walk-in cooler and walk-in freezer are included. The building has a metal roof and a partial basement. There is ample parking available, as well as riverfront access suitable for small outboards. The location on State Street (Route 12) offers views of the water and high traffic. The property is zoned 421 and sits on a 0.5-acre lot. The total property size is 10774 square feet. The property is also offered as a package with an 8-unit motel and singlewide AirBnB trailer with docks.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Island Bay Pier ... Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Similar Places Nearby

    • O'Briens Restaurant & Bar — 226 Webb St, Clayton, NY 13624
    • Garland City — 421 Riverside Dr, Clayton, NY 13624

    Location Insight

    • Map
    • Local Demand
    City
    Clayton
    County
    Jefferson
    State
    New York
    Longitude
    -76.072834
    Latitude
    44.239552

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    FAQs

    What type of property is this?
    Bar & Pub - Turnkey bar and restaurant in the heart of Clayton, New York.
    Where is this bar & pub located?
    The property is located at 110 State Street Clayton, NY.
    What is the asking price?
    The asking price for this property is $699,900.
    What are key features of this property?
    This property features: Turnkey bar/restaurant in the heart of Clayton, ready to operate.; High capacity: 81 in bar, 91 in dining room.; Fully renovated building in great condition with a custom bar and complete kitchen (walk‑in cooler/freezer).
    (315) 649-3434
    We can help!
    Listing Contact
    Amanda J Miller
    Amanda J Miller
    Real Estate License ID: 49MI0953024
    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.

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