Bar and Restaurant with
For Sale
$499,900
6848 Erie Road, Derby, NY 14047
CommercialSale, Derby, NY
Property Size3,036 SF
Lot Size0.68 Acres
Price / SF$164.66
Days on Market109
Property Features for 6848 Erie Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C06 A07
Zoning description
Residential Multi Use
Parking
35
Parking features
Paved or Surfaced
Lot features
Irregular Lot
Elementary school
Highland Elementary
Middle school
Lake Shore Central Middle
High school
Lake Shore Senior High
Elementary school district
Lake Shore (Evans-Brant)
Middle school district
Lake Shore (Evans-Brant)
High school district
Lake Shore (Evans-Brant)
Subdivision
Evans-144489
Standard status
Active
APN
144489-192-200-0009-009-000
Size
3,036 SF
Lot size
0.68 Acres
Taxes and HOA fees
Tax Annual Amount
7607
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Zoned, Forced Air, Hot Water(Heating)
Cooling system
Zoned
Water source
Public
Building Details
Year built
1960
Floors in Building
1
Number of units
2
Flooring type
Linoleum, Carpet, Vinyl
Building materials
Frame
Roof type
Shingle, Rubber, Membrane
Listing Agency:
WNY Metro Roberts Realty
(716) 947-5555
Listed By:
Kimberly Hulburd · License #40HU0735049
(716) 725-8725
Added: May 28
Changed: Sep 12
Last Checked: Sep 13 at 4:06AM
MLS# B1685475
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 3,036-square-foot bar and restaurant property includes an 18-by-28-foot bar area with an 18-foot bar top, a 30-by-30-foot dining room, and a 29-by-11-foot kitchen. The kitchen includes installed equipment and an updated 10-by-8-foot walk-in cooler. Additional improvements include a 20-by-20-foot storage and office area, a 34-by-16-foot covered deck, and an attached 800-square-foot two-bedroom apartment with newer windows and a private 10-by-11-foot deck.
Built in 1960 on a 0.6775-acre corner lot, the vinyl-sided property has a paved parking area for approximately 35 vehicles. Central air, forced-air and hot-water heating, two-zone baseboard heat, public water, and public sewer support the building. The property is located at 6848 Erie Road in Derby, NY, and carries C06 A07 zoning.
Built in 1960 on a 0.6775-acre corner lot, the vinyl-sided property has a paved parking area for approximately 35 vehicles. Central air, forced-air and hot-water heating, two-zone baseboard heat, public water, and public sewer support the building. The property is located at 6848 Erie Road in Derby, NY, and carries C06 A07 zoning.
Key Highlights
- 3,036‑square‑foot bar and restaurant property with an attached 800‑square‑foot two‑bedroom apartment
- 18‑by‑28‑foot bar area with an 18‑foot bar top
- 30‑by‑30‑foot dining room and 29‑by‑11‑foot equipped kitchen
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
$36,560
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
7.31%
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%
$731,200
$731.2K
Cap Rate 7%
$522,286
$522.3K
Cap Rate 9%
$406,222
$406.2K
Market Conditions
NOI Build-Up for 3,036 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
$54.6K $18.00/SF
− Vacancy
−$5.9K −$1.94/SF
EGI
$48.7K $16.06/SF
− OpEx
−$12.2K −$4.01/SF
NOI
$36.6K $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%
$731,200
Cap Rate 7%
$522,286
Cap Rate 9%
$406,222
Alternative Uses
Best Use
Specialty Retail
$522.3K
$457.0K – $609.3K
NOI $36,560 @ 7.0% cap · market cap 7.31%
Second Best
Mixed Use
$407.4K
$356.5K – $475.3K
NOI $28,519 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$663.7K
$580.7K – $774.3K
NOI $46,458 @ 7.0% cap · market cap 9.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14047, NY
6,152
Population
2,707
Households
2.3
Avg Household Size
47
Median Age
19%
College-Educated
91%
High-School Grad
13.1 sq mi
ZIP Area
470
Density / Sq Mi
$76,525
Median Household Income
$45,546
Median Earnings
$964
Median Rent
$180,800
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
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Similar Off Market Nearby
- Meadowbrook Restaurant & Bar — 6848 Erie Rd, Derby, NY 14047
- The Shore House Bar & Grill — 6558 Lake Shore Rd, Derby, NY 14047
Frequently Asked Questions
What type of property is this?
Bar & Pub - Established hospitality property with dining, kitchen, outdoor seating, and an attached apartment in Derby.
Where is this bar & pub located?
The property is located at 6848 Erie Road Derby, NY.
What is the asking price?
The asking price for this property is $499,900.
What are key features of this property?
This property features: 3,036‑square‑foot bar and restaurant property with an attached 800‑square‑foot two‑bedroom apartment; 18‑by‑28‑foot bar area with an 18‑foot bar top; 30‑by‑30‑foot dining room and 29‑by‑11‑foot equipped kitchen
