Waterfront Marina and
For Sale
$549,000
8106 W PORT BAY RD, Wolcott, NY 14590
Fully renovated turnkey marina and restaurant with modular floating docks and a dining setup for on-site service.
Property Size2,905 SF
Price / SF$188.98
Days on Market163
Property Features for 8106 W PORT BAY RD
General Information
Standard status
Active
Size
2,905 SF
Property subtype
General Commercial
Building Details
Year Built
1975
Listing Agency:
Keller Williams Realty Gateway
(585) 256-4180
Listed By:
Stephanie Ide · License #10301221985
(585) 256-4180
Source:
Xome
Added: Mar 21
Changed: Jul 21
Last Checked: Aug 29 at 6:32AM
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 Keller Williams Realty Gateway
Investment Insights
Based on property information with market context.
Located at 8106 W Port Bay Rd in Wolcott, NY, this fully renovated marina and turnkey restaurant combines on-water operations with ready-to-run hospitality. The restaurant includes a spacious dining area for up to 120 guests and outdoor seating for an additional 70 guests, along with new equipment such as a freezer and pizza oven for immediate service.
The marina features upgraded modular floating docks accommodating up to 32 boats and two dedicated jet ski docks. Existing revenue streams include seasonal dockage, a boat launch, and a marine fuel station.
In addition, the property includes a versatile multi-use 1-acre parcel directly across West Port Bay Road. The restaurant is described in the offering as the only restaurant on Port Bay, positioned to serve both local demand and seasonal visitors.
The marina features upgraded modular floating docks accommodating up to 32 boats and two dedicated jet ski docks. Existing revenue streams include seasonal dockage, a boat launch, and a marine fuel station.
In addition, the property includes a versatile multi-use 1-acre parcel directly across West Port Bay Road. The restaurant is described in the offering as the only restaurant on Port Bay, positioned to serve both local demand and seasonal visitors.
Key Highlights
- Fully renovated waterfront marina and restaurant with beach access and loading dock
- Restaurant dining for up to 120 guests plus outdoor seating for an additional 70
- New restaurant equipment includes a freezer and a pizza oven
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
$38,572
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
7.03%
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%
$771,440
$771.4K
Cap Rate 7%
$551,029
$551.0K
Cap Rate 9%
$428,578
$428.6K
Market Conditions
NOI Build-Up for 2,905 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
$53.7K $18.48/SF
− Vacancy
−$2.3K −$0.78/SF
EGI
$51.4K $17.70/SF
− OpEx
−$12.9K −$4.43/SF
NOI
$38.6K $13.28/SF
Area
Wayne County, NY
Vacancy
4.20%
Lease Rate
$18.48 /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%
$771,440
Cap Rate 7%
$551,029
Cap Rate 9%
$428,578
Alternative Uses
Best Use
Specialty Retail
$551.0K
$482.2K – $642.9K
NOI $38,572 @ 7.0% cap · market cap 7.03%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$782.6K
$684.7K – $913.0K
NOI $54,779 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 14590, NY
4,902
Population
3,383
Households
1.4
Avg Household Size
45
Median Age
16%
College-Educated
84%
High-School Grad
64.5 sq mi
ZIP Area
76
Density / Sq Mi
$56,026
Median Household Income
$41,109
Median Earnings
$758
Median Rent
$93,900
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?
Marina - Fully renovated turnkey marina and restaurant with modular floating docks and a dining setup for on-site service.
Where is this marina located?
The property is located at 8106 W PORT BAY RD Wolcott, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Fully renovated waterfront marina and restaurant with beach access and loading dock; Restaurant dining for up to 120 guests plus outdoor seating for an additional 70; New restaurant equipment includes a freezer and a pizza oven
