O’Brien’s Three-Story Bar
For Sale
$2,699,000
226 Webb Street, Clayton, NY 13624
COMMERCIAL - Clayton, NY
Property Size10,167 SF
Lot Size0.31 Acres
Price / SF$265.47
Days on Market352
Property Features for 226 Webb Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
com
Zoning description
Commercial
Parking
30
Lot features
Irregular Lot
View
Water
Elementary school district
Thousand Islands
Middle school district
Thousand Islands
High school district
Thousand Islands
Subdivision
Clayton-Village-223201
Standard status
Active
APN
223201-020-038-0002-032-000
Size
10,167 SF
Lot size
0.31 Acres
Taxes and HOA fees
Tax Annual Amount
15667
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Water front features
Stream, River Access
Building Details
Year built
1900
Floors in Building
3
Roof type
Asphalt
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Amanda J Miller · License #49MI0953024
(315) 649-3434
Added: Sep 7, 2025
Changed: Aug 19
Last Checked: Aug 24 at 4:06PM
MLS# S1635271
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.
O’Brien’s is a three-story historic commercial building constructed in 1900, offering 10,167 square feet on a 0.31-acre parcel. The property includes a bar with capacity for 120, dining space accommodating 100, an outdoor patio, live music programming, forced-air and natural-gas heat, an asphalt roof, and public sewer service. The building also has a river view and river access. Zoning is com.
The sale includes 223 Webb Street, a recently remodeled three-bedroom, one-bath home. The residence has been identified for use as an owner unit, Airbnb, or long-term rental. The commercial property is next to the Harbor Hotel in downtown Clayton, within the 1000 Islands area, and the bar operates seven days a week except Mondays during winter. The business has almost 30 employees and has operated for 23 years.
The sale includes 223 Webb Street, a recently remodeled three-bedroom, one-bath home. The residence has been identified for use as an owner unit, Airbnb, or long-term rental. The commercial property is next to the Harbor Hotel in downtown Clayton, within the 1000 Islands area, and the bar operates seven days a week except Mondays during winter. The business has almost 30 employees and has operated for 23 years.
Key Highlights
- 10,167‑square‑foot, three‑story commercial building constructed in 1900
- Bar capacity of 120 and dining capacity of 100
- Outdoor patio and live music year‑round
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
$142,551
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
5.28%
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%
$2,851,020
$2.9M
Cap Rate 7%
$2,036,443
$2.0M
Cap Rate 9%
$1,583,900
$1.6M
Market Conditions
NOI Build-Up for 10,167 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
$257.4K $25.32/SF
− Vacancy
−$29.3K −$2.89/SF
EGI
$228.1K $22.43/SF
− OpEx
−$85.5K −$8.41/SF
NOI
$142.6K $14.02/SF
Area
Jefferson County, NY
Vacancy
11.40%
Lease Rate
$25.32 /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%
$2,851,020
Cap Rate 7%
$2,036,443
Cap Rate 9%
$1,583,900
Alternative Uses
Best Use
Mixed Use
$2.04M
$1.78M – $2.38M
NOI $142,551 @ 7.0% cap · market cap 5.28%
Second Best
Specialty Retail
$1.49M
$1.30M – $1.74M
NOI $104,315 @ 7.0% cap · market cap 3.86%
Theoretical Best
Office A
$2.80M
$2.45M – $3.27M
NOI $196,182 @ 7.0% cap · market cap 7.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
275
Businesses Nearby
5k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Home Improvements & Furnishings 9%
Sunoco
Shops & Services
3,823 visits/mo
0.5 miles
Napa Auto Parts
Shops & Services
679 visits/mo
0.2 miles
Rak's Department Store
Home Improvements & Furnishings
462 visits/mo
0.1 miles
Demographics for 13624, NY
4,967
Population
3,431
Households
1.4
Avg Household Size
45
Median Age
31%
College-Educated
85%
High-School Grad
63.3 sq mi
ZIP Area
78
Density / Sq Mi
$79,167
Median Household Income
$48,172
Median Earnings
$982
Median Rent
$224,000
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?
Bar & Pub - Established bar and dining operation with patio seating and an accompanying remodeled residence on Webb Street.
Where is this bar & pub located?
The property is located at 226 Webb Street Clayton, NY.
What is the asking price?
The asking price for this property is $2,699,000.
What are key features of this property?
This property features: 10,167‑square‑foot, three‑story commercial building constructed in 1900; Bar capacity of 120 and dining capacity of 100; Outdoor patio and live music year‑round
