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    Waterfront Restaurant & Tiki Bar Title is generated by Realmo AI

    9104 STARLING CREEK ROAD, Saxis, VA 23359

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    For Sale
    $500,000

    COMMERCIAL - SAXIS, VA

    Property size:
    1,650 SF
    Lot size:
    0.77 Acres
    Price / SF:
    $303/SF
    Added:
    Feb 20, 2025
    Days on Market:
    456
    Last Refresh:
    May 22 at 3:06 pm

    Property Features for 9104 STARLING CREEK ROAD

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Standard status
    Active
    APN
    22B2-A-161
    Size
    1,650 SF
    Lot size
    0.77 Acres

    Utilities

    Water front features
    Waterfront
    Water front
    1

    Building Details

    Year built
    1980

    We can help!

    Listing Contact
    Lynne Ballerini
    Lynne Ballerini

    Listing agent Lynne Ballerini

    Listing office DOCKSIDE PROPERTIES 6325 Maddox Blvd, Chincoteague Island, VA

    Listing date Feb 20, 2025

    MLS# 63838

    Copyright © 2026 Eastern Shore Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established waterfront restaurant & tiki bar with ~425' of waterfront overlooking the harbor, Pocomoke Sound & Chesapeake Bay.
    • Turn‑key operation with 15 boat slips.
    • Includes four soft crab aqua farm beds.
    • Food truck conveys with the property.
    • Outdoor tiki bar with sand and covered dining space.
    • Additional building on site for storage or expansion.

    Overview

    This commercial property features a well-established waterfront restaurant and outdoor tiki bar. The restaurant is a turnkey operation with approximately 425 feet of waterfront overlooking the harbor, Pocomoke Sound, and Chesapeake Bay. It includes 15 boat slips and four soft crab aqua farm beds. A food truck is also included. The main building houses a kitchen, booth dining seating, two restrooms, and a bar. An outside bar offers additional seating in a sand-covered area with covered dining space. An additional building on site can be used for storage or possible expansion. Two outdoor coolers are present. The restaurant is currently open for business.
    Property Profile Location Intelligence

    Current Use by Public Records

    Isalis (Bike/Boat/Book/etc) Store Party City Party Supply Store Skunk Funk Big Box & Wholesale Store Carl's Trading Co Hat Shop Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store

    Similar Places Nearby

    • Capt E's Hurricane Grill and Tiki Bar — 9104 Starling Crk Rd, Saxis, VA 23427

    Map

    City
    Saxis
    County
    Accomack
    State
    Virginia
    Longitude
    -75.72827
    Latitude
    37.918772

    FAQs

    What type of property is this?
    Bar & Pub - Established waterfront restaurant with tiki bar and boat slips.
    Where is this bar & pub located?
    The property is located at 9104 STARLING CREEK ROAD Saxis, VA.
    What is the asking price?
    The asking price for this property is $500,000.
    What are key features of this property?
    This property features: Established waterfront restaurant & tiki bar with ~425' of waterfront overlooking the harbor, Pocomoke Sound & Chesapeake Bay.; Turn‑key operation with 15 boat slips.; Includes four soft crab aqua farm beds.
    (757) 894-5902
    We can help!
    Listing Contact
    Lynne Ballerini
    Lynne Ballerini
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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.

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