Restaurant With Upstairs
For Sale
$575,000
Pending
215 S Main St, Canandaigua, NY 14424
CommercialSale, Canandaigua, NY
Property Size3,487 SF
Lot Size0.07 Acres
Days on Market369
Property Features for 215 S Main St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-2A
Zoning description
Business
Rooms
Basement
Parking
4
Parking features
Offsite
Interior features
AirFiltration
Lot features
Rectangular, Rectangular Lot
Elementary school district
Canandaigua
Middle school district
Canandaigua
High school district
Canandaigua
Directions
Route 332 (Main St) or State Routes 5 & 20 to South Main St to #215 between Beeman and Saltonstall Streets.
Subdivision
Canandaigua-City-320200
Standard status
Pending
APN
320200-084-054-0001-005-000
Size
3,487 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
6876
Utilities
Sewer type
Public Sewer
Heating system
Zoned, Electric (Heating), Baseboard, Natural Gas, Forced Air
Cooling system
Central Air, Zoned
Water source
Public
Building Details
Year built
1890
Floors in Building
2
Building materials
Masonry
Roof type
Asphalt
Listing Agency:
Edelweiss Properties Realtors, LLC
Listed By:
Stephen L. Mendola · License #10491213632
(585) 394-0270
Added: Sep 24, 2025
Changed: Sep 16
Last Checked: Sep 27 at 5:06PM
MLS# R1640206
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.
Investment Insights
Based on property information with market context.
This restaurant and real estate offering includes the operating Bon Ami business, its name and menu rights, furniture, fixtures, kitchen equipment, bar equipment, and online presence. The restaurant build-out was completed in 2019 and provides 3,487 square feet with seating for 55 indoors and an additional 16 seasonal outdoor seats. A second-floor one-bedroom apartment has a private entrance, while the rear of the property provides four off-street parking spaces.
The property is located at 215 S Main St in Canandaigua, NY, within the walkable downtown area and near Canandaigua Lake, shops, hotels, and local events. Main Street carries a DOT AADT over 44,000. The property is zoned C-2A and includes public water and public sewer.
The property is located at 215 S Main St in Canandaigua, NY, within the walkable downtown area and near Canandaigua Lake, shops, hotels, and local events. Main Street carries a DOT AADT over 44,000. The property is zoned C-2A and includes public water and public sewer.
Key Highlights
- Operating Bon Ami restaurant and associated real estate included in sale
- 3,487‑square‑foot restaurant with 55 indoor seats and 16 seasonal outdoor seats
- Second‑floor 1‑bedroom apartment with a private entrance
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
$45,076
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
7.84%
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%
$901,520
$901.5K
Cap Rate 7%
$643,943
$643.9K
Cap Rate 9%
$500,844
$500.8K
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
$66.1K $18.96/SF
− Vacancy
−$1.7K −$0.49/SF
EGI
$64.4K $18.47/SF
− OpEx
−$19.3K −$5.54/SF
NOI
$45.1K $12.93/SF
Area
Ontario County, NY
Vacancy
2.60%
Lease Rate
$18.96 /SF/Yr
Expense Ratio
30.00%
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%
$901,520
Cap Rate 7%
$643,943
Cap Rate 9%
$500,844
Alternative Uses
Best Use
Specialty Retail
$786.0K
$687.8K – $917.0K
NOI $55,021 @ 7.0% cap · market cap 9.57%
Second Best
Retail
$643.9K
$563.5K – $751.3K
NOI $45,076 @ 7.0% cap · market cap 7.84%
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
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Open Analytics
Current Use
Lease Details
44,000 VPD
Traffic count
Turnkey business
Opportunity
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Sale includes an operating restaurant, furniture, fixtures, commercial equipment, and the associated real estate.
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 Bon Ami restaurant and associated real estate included in sale; 3,487‑square‑foot restaurant with 55 indoor seats and 16 seasonal outdoor seats; Second‑floor 1‑bedroom apartment with a private entrance
