Restaurant with Owner
For Sale
$575,000
215 S Main St, Canandaigua, NY 14424
Operating French bistro with a full-service bar, completed restaurant build-out, and a separate residential component.
Property Size3,487 SF
Days on Market332
Property Features for 215 S Main St
General Information
Standard status
Active
Size
3,487 SF
Total Parking Spaces
4
Property subtype
Commercial
Zoning
C-2A, Business
Site & Location
Traffic Count
44,000 vehicles/day
Road Access
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$6,876
Building Details
Building Size
3,487 SF
Year Built
1890
Buildings
1
Stories
2
Abandoned
No
Listing Agency:
Edelweiss Properties Realtors, LLC
(585) 394-0270
Listed By:
Stephen L. Mendola · License #10491213632
(585) 394-0270
Source:
Wcirealty
Added: Sep 24, 2025
Changed: Aug 21
Last Checked: Aug 21 at 5:36AM
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 Edelweiss Properties Realtors, LLC
Investment Insights
Based on property information with market context.
Bon Ami is an operating French bistro and real estate offering in a historic building constructed in 1890. The sale includes the restaurant business, property, Bon Ami name and menu rights, online presence, furniture, fixtures, kitchen equipment, and bar equipment. The restaurant build-out was completed in 2019, with mechanical systems and equipment installed as part of that work. Indoor seating accommodates 55 guests, with 16 additional seasonal outdoor seats, and the property includes a full-service bar.
A separate second-floor one-bedroom apartment has its own entrance and may support owner, employee, or residential occupancy. Four off-street parking spaces are located at the rear. The property is on Main Street in downtown Canandaigua, near Canandaigua Lake, local shops, hotels, and regional attractions and events. DOT AADT is over 44,000. Zoning is C-2A, Business.
A separate second-floor one-bedroom apartment has its own entrance and may support owner, employee, or residential occupancy. Four off-street parking spaces are located at the rear. The property is on Main Street in downtown Canandaigua, near Canandaigua Lake, local shops, hotels, and regional attractions and events. DOT AADT is over 44,000. Zoning is C-2A, Business.
Key Highlights
- Operating French bistro and real estate package includes the Bon Ami name and menu rights
- 2019 restaurant build‑out with new mechanical systems and kitchen and bar equipment
- 55 indoor seats plus 16 seasonal outdoor seats
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
$35,306
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
6.14%
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%
$706,120
$706.1K
Cap Rate 7%
$504,371
$504.4K
Cap Rate 9%
$392,289
$392.3K
Market Conditions
NOI Build-Up for 3,487 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
$62.8K $18.00/SF
− Vacancy
−$6.3K −$1.80/SF
EGI
$56.5K $16.20/SF
− OpEx
−$21.2K −$6.07/SF
NOI
$35.3K $10.13/SF
Area
Ontario County, NY
Vacancy
10.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$706,120
Cap Rate 7%
$504,371
Cap Rate 9%
$392,289
Alternative Uses
Best Use
Specialty Retail
$786.0K
$687.8K – $917.0K
NOI $55,021 @ 7.0% cap · market cap 9.57%
Second Best
Mixed Use
$504.4K
$441.3K – $588.4K
NOI $35,306 @ 7.0% cap · market cap 6.14%
Theoretical Best
Office A
$1.04M
$913.3K – $1.22M
NOI $73,060 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
44,000 VPD
Traffic count
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,124
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14424, NY
28,353
Population
14,482
Households
2
Avg Household Size
48
Median Age
41%
College-Educated
94%
High-School Grad
129.5 sq mi
ZIP Area
219
Density / Sq Mi
$79,135
Median Household Income
$45,885
Median Earnings
$1,228
Median Rent
$250,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operating French bistro with a full-service bar, completed restaurant build-out, and a separate residential component.
Where is this conventional restaurant located?
The property is located at 215 S Main St Canandaigua, NY.
What is the asking price?
The asking price for this property is $575,000.
What are key features of this property?
This property features: Operating French bistro and real estate package includes the Bon Ami name and menu rights; 2019 restaurant build‑out with new mechanical systems and kitchen and bar equipment; 55 indoor seats plus 16 seasonal outdoor seats
