Updated Neighborhood Bar with Game
New
For Sale
$350,000
601 W Broadway, Fulton, NY 13069
Includes a commercial kitchen, outdoor deck, and dedicated recreation area.
Property Size3,196 SF
Days on Market3
Property Features for 601 W Broadway
General Information
Standard status
Active
Size
3,196 SF
Property subtype
Commercial
Restaurant
Patio
Yes
Equipment Included
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$5,764
Amenities
game room
outdoor deck
office area
Building Details
Building Size
3,196 SF
Year Built
1939
Stories
2
Listing Agency:
Syracuse
Listed By:
Nicole Jay · License #10401369092
(315) 701-6900
Source:
Elliman
Added: Sep 2
Changed: Sep 3
Last Checked: Sep 3 at 2:07AM
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 Syracuse
Investment Insights
Based on property information with market context.
This established bar property at 601 W Broadway includes a dedicated game room addition with a pool table, dartboard, and perimeter seating. The interior features substantial wood finishes, a custom bar, and handcrafted tables. A fully equipped commercial kitchen supports current operations and future menu expansion. The property also includes a large outdoor deck for seasonal use.
Improvements completed within the last five years include a newer roof and siding, along with high-efficiency multi-zone mini-split heating and air conditioning throughout. The upper level provides office space and extensive storage, with the source information also identifying potential for an apartment through a kitchen addition. Public parking, a war memorial, and softball fields surround the property. The building was constructed in 1939.
Improvements completed within the last five years include a newer roof and siding, along with high-efficiency multi-zone mini-split heating and air conditioning throughout. The upper level provides office space and extensive storage, with the source information also identifying potential for an apartment through a kitchen addition. Public parking, a war memorial, and softball fields surround the property. The building was constructed in 1939.
Key Highlights
- Established bar at 601 W Broadway with roots dating to the pre‑Prohibition era
- Game room addition with pool table, dartboard, and perimeter seating
- Fully equipped commercial kitchen with updated equipment
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
$19,766
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
5.65%
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%
$395,320
$395.3K
Cap Rate 7%
$282,371
$282.4K
Cap Rate 9%
$219,622
$219.6K
Market Conditions
NOI Build-Up for 3,196 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
$30.3K $9.48/SF
− Vacancy
−$2.1K −$0.64/SF
EGI
$28.2K $8.84/SF
− OpEx
−$8.5K −$2.65/SF
NOI
$19.8K $6.18/SF
Area
Oswego County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$395,320
Cap Rate 7%
$282,371
Cap Rate 9%
$219,622
Alternative Uses
Best Use
Specialty Retail
$590.5K
$516.7K – $688.9K
NOI $41,334 @ 7.0% cap · market cap 11.81%
Second Best
Industrial
$282.4K
$247.1K – $329.4K
NOI $19,766 @ 7.0% cap · market cap 5.65%
Theoretical Best
Office A
$637.5K
$557.8K – $743.7K
NOI $44,623 @ 7.0% cap · market cap 12.75%
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
660
Businesses Nearby
97k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 65%
Shops & Services 34%
Home Improvements & Furnishings 1%
Electronics 1%
Dunkin' Donuts
Dining
17,436 visits/mo
0.4 miles
Byrne Dairy
Shops & Services
17,366 visits/mo
0.5 miles
Burger King
Dining
16,139 visits/mo
0.4 miles
Wendy's
Dining
15,202 visits/mo
0.4 miles
Arby's
Dining
11,275 visits/mo
0.4 miles
Demographics for 13069, NY
24,071
Population
10,593
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
89%
High-School Grad
109.9 sq mi
ZIP Area
219
Density / Sq Mi
$63,156
Median Household Income
$44,073
Median Earnings
$878
Median Rent
$112,600
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 - Includes a commercial kitchen, outdoor deck, and dedicated recreation area.
Where is this bar & pub located?
The property is located at 601 W Broadway Fulton, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Established bar at 601 W Broadway with roots dating to the pre‑Prohibition era; Game room addition with pool table, dartboard, and perimeter seating; Fully equipped commercial kitchen with updated equipment
