Waterfront Marina with
For Sale
$519,000
Pending
8106 W Port Bay Road, Wolcott, NY 14590
CommercialSale, Wolcott, NY
Property Size2,905 SF
Lot Size0.42 Acres
Days on Market137
Property Features for 8106 W Port Bay Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R
Zoning description
Commercial
Rooms
Basement
Parking
20
Parking features
Driveway
Lot features
Irregular Lot
View
Water
Elementary school district
North Rose-Wolcott
Middle school district
North Rose-Wolcott
High school district
North Rose-Wolcott
Subdivision
Huron-542600
Standard status
Pending
APN
542600-075-119-0000-282-950-0000
Size
2,905 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
14325
Utilities
Sewer type
Public Sewer
Heating system
Propane (Heating)
Cooling system
Central Air
Water source
Public
Water front features
Beach Access
Water front
1
Amenities
modular floating docks
jet ski docks
boat launch
marine fuel station
Building Details
Year built
1975
Floors in Building
1
Flooring type
Vinyl, Linoleum
Roof type
Asphalt
Listing Agency:
Keller Williams Realty Gateway
(585) 256-4400
Listed By:
Stephanie K Ide · License #10301221985
(585) 256-4180
Added: Apr 6
Changed: Aug 19
Last Checked: Aug 20 at 3:06AM
MLS# R1671938
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 waterfront marina property includes a 2,905-square-foot restaurant facility with a dining room for up to 120 guests and outdoor seating for an additional 70. The restaurant has new equipment, including a freezer and pizza oven. Marina improvements include modular floating docks for up to 32 boats, two jet ski docks, a boat launch, and a marine fuel station. The property also includes a basement, central air, propane heat, public water, and public sewer.
Set on 0.4207 acres along Port Bay Road in Wolcott, the site provides beach access and driveway parking. Built in 1975, the building has vinyl and linoleum flooring with an asphalt roof. The marina and restaurant create multiple existing operating components within one waterfront property.
Set on 0.4207 acres along Port Bay Road in Wolcott, the site provides beach access and driveway parking. Built in 1975, the building has vinyl and linoleum flooring with an asphalt roof. The marina and restaurant create multiple existing operating components within one waterfront property.
Key Highlights
- Marina property with 2,905 square feet of restaurant space
- Restaurant dining room seats up to 120 guests, with outdoor seating for 70
- Modular floating docks accommodate up to 32 boats
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
Lease Details
Turnkey business
Opportunity
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 - Renovated waterfront property combines marina operations with an operating dining facility and public water access.
Where is this marina located?
The property is located at 8106 W Port Bay Road 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: Marina property with 2,905 square feet of restaurant space; Restaurant dining room seats up to 120 guests, with outdoor seating for 70; Modular floating docks accommodate up to 32 boats
