Updated Bar with Game
New
For Sale
$350,000
601 W Broadway, Fulton, NY 13069
CommercialSale, Fulton, NY
Property Size3,196 SF
Lot Size0.33 Acres
Price / SF$109.51
Days on Market1
Property Features for 601 W Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Zoning description
Commercial
Rooms
Basement
Parking
8
Parking features
Driveway
Subdivision
City/Fulton
Lot features
Irregular Lot
Elementary school district
Fulton
Middle school district
Fulton
High school district
Fulton
Standard status
Active
APN
350400-253-022-0001-005-000-0000
Size
3,196 SF
Lot size
0.33 Acres
Taxes and HOA fees
Tax Annual Amount
5764
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Zoned, Natural Gas
Cooling system
Zoned
Amenities
game room
outdoor deck
office area
storage
Building Details
Year built
1939
Floors in Building
2
Flooring type
Vinyl, Linoleum
Building materials
Concrete, WoodSiding
Roof type
Metal
Listing Agency:
Keller Williams Syracuse · Keller Williams Realty
(315) 701-6900
Listed By:
Nicole Jay · License #10401369092
(315) 701-6900
Added: Sep 1
Last Checked: Sep 1 at 11:06PM
MLS# S1711324
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 3,196-square-foot bar property at 601 W Broadway includes a dedicated game room addition, commercial kitchen, basement, and upper-level area configured for office use and storage. The game room includes a pool table, dartboard, and perimeter seating, while the outdoor deck provides additional customer seating. The commercial kitchen has updated equipment, and the building features a newer metal roof, wood siding, zoned forced-air heating, and zoned cooling. Updates have been completed within the last five years.
The property occupies 0.3316 acres in Fulton, NY, with driveway parking and public sewer service. C2 zoning supports the existing commercial use. The upper level also offers potential for an apartment with a kitchen addition, subject to applicable approvals.
The property occupies 0.3316 acres in Fulton, NY, with driveway parking and public sewer service. C2 zoning supports the existing commercial use. The upper level also offers potential for an apartment with a kitchen addition, subject to applicable approvals.
Key Highlights
- 3,196‑square‑foot bar property on 0.3316 acres
- Dedicated game room with pool table, dartboard, and perimeter seating
- 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
448
Businesses Nearby
45k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 65%
Groceries 17%
Dining 13%
Electronics 4%
Byrne Dairy
Shops & Services
22,131 visits/mo
0.5 miles
Save-A-Lot
Groceries
7,445 visits/mo
0.3 miles
Pizza Hut
Dining
5,944 visits/mo
0.3 miles
Family Dollar
Shops & Services
4,386 visits/mo
0.3 miles
AutoZone
Shops & Services
2,633 visits/mo
0.3 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 - Freestanding bar property with a commercial kitchen, outdoor deck, and flexible upper-level space.
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: 3,196‑square‑foot bar property on 0.3316 acres; Dedicated game room with pool table, dartboard, and perimeter seating; Commercial kitchen with updated equipment
