Waterfront Marina and Restaurant
For Sale
$519,000
Pending
8106 W Port Bay Rd, Wolcott, NY 14590
Turnkey marina and restaurant with development potential on Port Bay.
Property Size2,905 SF
Lot Size1.00 Acre
Days on Market128
Property Features for 8106 W Port Bay Rd
General Information
Standard status
Pending
Size
2,905 SF
Lot size
1.00 Acre
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,325
Building Details
Building Size
2,905 SF
Year Built
1975
Stories
1
Listing Agency:
Keller Williams Realty Gateway
(585) 256-4180
Listed By:
Stephanie K Ide · License #10301221985
(585) 256-4180
Source:
Elliman
Added: Apr 15
Changed: Aug 14
Last Checked: Aug 19 at 7:53AM
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.
This waterfront property features a fully renovated marina and turnkey restaurant, offering immediate operation for the peak season. The restaurant, ready to serve, includes new equipment such as a freezer and pizza oven. The spacious dining area accommodates up to 120 guests, with additional outdoor seating for 70, creating an ideal waterfront dining experience. The marina has upgraded modular floating docks that accommodate up to 32 boats, along with two dedicated jet ski docks. Multiple revenue streams are in place, including seasonal dockage, a boat launch, and a marine fuel station, with potential for expanded services such as boat and watercraft rentals, off-season offerings, and hosted events. The property includes a versatile multi-use 1-acre parcel across West Port Bay Road, opening the door to future development opportunities like vacation rentals or expanded recreational amenities. As the only restaurant on Port Bay, this destination has strong local demand. The property is located in Huron, NY.
Key Highlights
- Turnkey restaurant and marina business ready for immediate operation.
- Prime waterfront location with upgraded marina accommodating 32 boats and jet skis.
- Multiple revenue streams in place: dockage, boat launch, fuel station.
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
7.43%
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 7.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$782.6K
$684.7K – $913.0K
NOI $54,779 @ 7.0% cap · market cap 10.55%
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 - Turnkey marina and restaurant with development potential on Port Bay.
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 $519,000.
What are key features of this property?
This property features: Turnkey restaurant and marina business ready for immediate operation.; Prime waterfront location with upgraded marina accommodating 32 boats and jet skis.; Multiple revenue streams in place: dockage, boat launch, fuel station.
