Bar & Pub with Outdoor
For Sale
$825,000
3481 Two Rod Road, East Aurora, NY 14052
Refurbished bar and dining property with a music stage, outdoor seating, and a fully equipped kitchen.
Property Size2,900 SF
Days on Market363
Property Features for 3481 Two Rod Road
General Information
Standard status
Active
Size
2,900 SF
Total Parking Spaces
70
Property subtype
Commercial
Zoning
comercial, Commercial
Taxes and HOA fees
Annual Taxes
$5,064
Building Details
Building Size
2,900 SF
Year Built
2005
Buildings
3
Stories
1
Listing Agency:
WNY Metro Roberts Realty
(716) 913-0662
Listed By:
Shannon G Szalay · License #10401311154
(716) 913-0662
Source:
Northstarwny
Added: Sep 2, 2025
Changed: Aug 29
Last Checked: Aug 29 at 9:15PM
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 WNY Metro Roberts Realty
Investment Insights
Based on property information with market context.
This bar and pub property combines a 2,900-square-foot main building with indoor dining, a rustic wood bar, hardwood flooring in the bar area, carpeting in the dining room, and a wood-burning stove. Mini-split systems provide summer cooling. The sale includes the furniture and equipment, along with a fully equipped kitchen. Recent improvements include siding installed in 2023, an awning added in 2022, a 2021 roof, and a 2021 tankless water heater.
Outdoor amenities include a covered dining area, a separate bar, and a music stage within the grove. The setting accommodates private parties, wedding receptions, live music, and seasonal dining. The property is located at 3481 Two Rod Road in East Aurora, New York, near local groomed snowmobile trails. A 900-square-foot, two-bedroom, one-bath apartment is situated behind the restaurant, and the parking lot accommodates 70 vehicles with separate concrete motorcycle parking.
Outdoor amenities include a covered dining area, a separate bar, and a music stage within the grove. The setting accommodates private parties, wedding receptions, live music, and seasonal dining. The property is located at 3481 Two Rod Road in East Aurora, New York, near local groomed snowmobile trails. A 900-square-foot, two-bedroom, one-bath apartment is situated behind the restaurant, and the parking lot accommodates 70 vehicles with separate concrete motorcycle parking.
Key Highlights
- 2,900‑square‑foot main bar and restaurant building
- 900‑square‑foot, two‑bedroom, one‑bath apartment behind the restaurant
- Outdoor grove with covered dining, separate bar, and music stage
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
$34,922
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
4.23%
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%
$698,440
$698.4K
Cap Rate 7%
$498,886
$498.9K
Cap Rate 9%
$388,022
$388.0K
Market Conditions
NOI Build-Up for 2,900 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
$52.2K $18.00/SF
− Vacancy
−$5.6K −$1.94/SF
EGI
$46.6K $16.06/SF
− OpEx
−$11.6K −$4.01/SF
NOI
$34.9K $12.04/SF
Area
Erie County, NY
Vacancy
10.80%
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%
$698,440
Cap Rate 7%
$498,886
Cap Rate 9%
$388,022
Alternative Uses
Best Use
Specialty Retail
$498.9K
$436.5K – $582.0K
NOI $34,922 @ 7.0% cap · market cap 4.23%
Second Best
Industrial
$181.8K
$159.1K – $212.1K
NOI $12,728 @ 7.0% cap · market cap 1.54%
Theoretical Best
Office A
$634.0K
$554.7K – $739.6K
NOI $44,377 @ 7.0% cap · market cap 5.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14052, NY
17,679
Population
7,603
Households
2.3
Avg Household Size
47
Median Age
47%
College-Educated
96%
High-School Grad
61.2 sq mi
ZIP Area
289
Density / Sq Mi
$103,474
Median Household Income
$57,093
Median Earnings
$992
Median Rent
$312,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Kodiak Jacks — 3481 Two Rod Rd, East Aurora, NY 14052
Frequently Asked Questions
What type of property is this?
Bar & Pub - Refurbished bar and dining property with a music stage, outdoor seating, and a fully equipped kitchen.
Where is this bar & pub located?
The property is located at 3481 Two Rod Road East Aurora, NY.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 2,900‑square‑foot main bar and restaurant building; 900‑square‑foot, two‑bedroom, one‑bath apartment behind the restaurant; Outdoor grove with covered dining, separate bar, and music stage
