Brewpub with 3-Barrel
For Sale
$325,000
40 Park Dr, Hornell, NY 14843
For sale brewpub and building with indoor and outdoor dining plus a wood-fired pizza setup and rear delivery door.
Property Size2,200 SF
Days on Market49
Property Features for 40 Park Dr
General Information
Standard status
Active
Size
2,200 SF
Property subtype
Retail
Restaurant
Commercial Hood
Yes
Liquor License
Yes
Additional Details
Business Included
Yes
Heavy Power
Yes
Building Details
Building Size
2,200 SF
Year Built
2001
Listing Agency:
(585) 739-8386
Listed By:
Lisa Wasson · License #NY #30WA0843288
Source:
7s
Added: Jun 25
Changed: Aug 8
Last Checked: Aug 11 at 5:35AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lisa Wasson
Investment Insights
Based on property information with market context.
This for-sale package includes a brewpub business and the building at 40 Park Dr in Hornell, NY, with multiple reported renovations and systems updates. The operation features a 3-barrel brewhouse system (noted as 4-barrel in size) along with a wood-fired pizza area. Kitchen support includes a kitchen prep room and an office area, with dining indoors and outdoors and wood-fired pizza offerings. The property includes two public restrooms plus a utility/employee restroom, and the indoor occupancy is listed at 48 with outdoor dining provided. Brewing equipment noted includes bright tank, four-barrel tank, a 1–3 barrel fermenter, an electric kettle, keg cleaner, and walk-in cooler, as well as CO2 brewing taps. Power is listed as 200 amp plus 100 amp single phase, with A/C window units. A rear overhead door is available for deliveries.
The remarks indicate a metal roof and additional equipment updates, and they note a Lenox furnace (2014). An additional building adjacent to the property is described as potentially available, depending on purchase structure.
The offering is structured to include the total business and building, and the business may also be purchased with a lease of the building, according to the seller’s remarks. This configuration can support operators seeking an established brewpub layout with in-house production and a dedicated pizza program, along with existing operational infrastructure for brewing and service.
The remarks indicate a metal roof and additional equipment updates, and they note a Lenox furnace (2014). An additional building adjacent to the property is described as potentially available, depending on purchase structure.
The offering is structured to include the total business and building, and the business may also be purchased with a lease of the building, according to the seller’s remarks. This configuration can support operators seeking an established brewpub layout with in-house production and a dedicated pizza program, along with existing operational infrastructure for brewing and service.
Key Highlights
- 2001‑built brewpub building with indoor and outdoor dining and a wood‑fired pizza setup
- 3‑barrel brewhouse (4‑barrel in size) plus brewing equipment including electric kettle, keg cleaner, and CO2 brewing taps
- Includes fermentation and storage equipment: 1 bright tank, 4 barrel tank, 1–3 barrel fermenter, and walk‑in cooler
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$28,453
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.75%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$569,060
$569.1K
Cap Rate 7%
$406,471
$406.5K
Cap Rate 9%
$316,144
$316.1K
Market Conditions
NOI Build-Up for 2,200 SF
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.
Gross rent
$39.6K $18.00/SF
− Vacancy
−$1.7K −$0.76/SF
EGI
$37.9K $17.24/SF
− OpEx
−$9.5K −$4.31/SF
NOI
$28.5K $12.93/SF
Area
Steuben County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$569,060
Cap Rate 7%
$406,471
Cap Rate 9%
$316,144
Alternative Uses
Best Use
Specialty Retail
$406.5K
$355.7K – $474.2K
NOI $28,453 @ 7.0% cap · market cap 8.75%
Second Best
Industrial
$194.4K
$170.1K – $226.8K
NOI $13,606 @ 7.0% cap · market cap 4.19%
Theoretical Best
Office A
$536.3K
$469.3K – $625.7K
NOI $37,543 @ 7.0% cap · market cap 11.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Heavy power
Yes
Commercial hood
Yes
Liquor license
Location Intelligence
Trade Area within ½ mile
376
Businesses Nearby
Explore this area
Business Placement
Demographics for 14843, NY
12,637
Population
6,353
Households
2
Avg Household Size
42
Median Age
21%
College-Educated
93%
High-School Grad
95.7 sq mi
ZIP Area
132
Density / Sq Mi
$56,004
Median Household Income
$36,286
Median Earnings
$766
Median Rent
$104,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Brewery - For sale brewpub and building with indoor and outdoor dining plus a wood-fired pizza setup and rear delivery door.
Where is this brewery located?
The property is located at 40 Park Dr Hornell, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 2001‑built brewpub building with indoor and outdoor dining and a wood‑fired pizza setup; 3‑barrel brewhouse (4‑barrel in size) plus brewing equipment including electric kettle, keg cleaner, and CO2 brewing taps; Includes fermentation and storage equipment: 1 bright tank, 4 barrel tank, 1–3 barrel fermenter, and walk‑in cooler
