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    8106 W Port Bay Rd Wolcott, NY 14590

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    For Sale
    $549,000

    Turnkey marina and restaurant with development potential on Port Bay.

    Type:Commercial
    Lot size:
    1.00 Acre
    Added:
    Apr 15, 2026
    Days on Market:
    2
    Last Refresh:
    Apr 10 at 9:23 am

    Property Features for 8106 W Port Bay Rd

    General Information

    Standard status
    Active
    Lot size
    1.00 Acre
    Property subtype
    Commercial

    Building Details

    Year Built
    1975

    We can help!

    Listing Contact
    Stephanie K Ide

    Listing agent Stephanie K Ide License #10301221985

    Listing office Keller Williams Realty Gateway

    Listing date Apr 15, 2026

    Source Elliman

    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

    Overview

    Waterfront Marina and Restaurant Opportunity

    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.
    Location Intelligence

    Current Use by Public Records

    Bayfront Construction Services Construction Company The Bayfront Marina Marina Brandon's Bayfront Bar & Pub Candock Upstate NY Construction Company Sammy T’s At The Bayfront ... Restaurant

    Suggested Use

    Restaurant Real Estate Agency Big Box & Wholesale Store Storage Facility Bar & Pub Clothing & Fashion Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Wolcott
    County
    Wayne
    State
    New York
    Longitude
    -76.8355552
    Latitude
    43.2918828

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    FAQs

    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 $549,000.
    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.
    (585) 256-4180
    We can help!
    Listing Contact
    Stephanie K Ide
    Real Estate License ID: 10301221985
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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