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    Property profile & analytics

    8106 Port Bay Rd Wolcott, NY 14590

    • Turn key restaurants
    • 2,905 SF
    • 0.42 lot acres
    For Sale
    View listing
    $599,000
    Last Sale
    May 28, 2025
    $520,000
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-4988616
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Bayfront Construction Services / Construction Company
    • The Bayfront Marina / Marina
    • Brandon's Bayfront / Bar
    • Candock Upstate NY / Dock Builder
    • Sammy T’s At The Bayfront Marina / Restaurant

    Property Details for 8106 Port Bay Rd

    Year built
    1975
    Lot size
    0.42 lot acres
    Property size
    2,905 SF
    Zone code
    R
    Property type
    Turn key restaurants
    APN
    542600 75119-00-282950
    APU
    5426007511900282950

    Description

    This exceptional waterfront property in Wolcott, NY, presents a unique investment opportunity. The fully operational marina features upgraded modular floating docks accommodating 32 boats and 2 jet ski docks, situated on a 0.42-acre lot on Port Bay. A fully equipped restaurant, ready for immediate operation, complements the marina, offering spacious indoor seating for 120 guests and an outdoor patio for 70. The restaurant is currently generating revenue through boat dockage, a fuel station, and on-site amenities. Across West Port Bay Rd, a versatile multi-use lot provides significant expansion potential. Opportunities abound to increase revenue streams through boat and equipment rentals, off-season services, and hosting various community events. This turnkey operation offers immediate income and substantial long-term growth prospects. The property's prime location and existing infrastructure provide a solid foundation for a thriving business. The combination of a successful restaurant and a well-maintained marina creates a synergistic business model with multiple revenue streams. This is a rare opportunity to acquire a profitable, established waterfront business with significant upside potential. The property is priced at $599,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $490,000
      ML approach
      $490,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $323,000
      Market price range: $156k - $323k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Wolcott
    County
    Wayne
    State
    New York
    Longitude
    -76.8355
    Latitude
    43.2919
    CBSA code
    40380
    CBSA name
    ROCHESTER, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $100,000
    $300,000
    $400,000
    -
    $128,205
    $384,616
    $512,821

    Comparable in this City

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      3,390 SF

      7147 Lk Blf Rd

      RESTAURANT • 3,390 SF
      7147 Lk Blf Rd, Wolcott, NY 14590-9316
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    • Value Estimation by Request
      2,698 SF

      13662 State Rte 370

      RESTAURANT • 2,698 SF
      13662 State Rte 370, Wolcott, NY 14590
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    • Value Estimation by Request
      2,100 SF

      7824 Rte 104a

      BAR, TAVERN • 2,100 SF
      7824 Rte 104a, Wolcott, NY 14590
      View Details
    • Value Estimation by Request
      3,312 SF

      5652 Whiskey Hl Rd

      DRIVE-THRU RESTAURANT, FAST FOOD • 3,312 SF
      5652 Whiskey Hl Rd, Wolcott, NY 14590
      View Details
    • Value Estimation by Request
      1,200 SF

      6958 Main St

      RETAIL STORES (PERSONAL SERVICES) • 1,200 SF
      6958 Main St, Wolcott, NY 14590
      View Details

    Similar Nearby for Sale

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      Mixed-Use Retail and Residential Property

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    • $599,000
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      Wolcott Waterfront Marina & Restaurant

      Turnkey Marina & Restaurant, High Revenue Potential
      8106 Port Bay Rd, Wolcott, NY 14590
      View Details
    • $99,900

      Lake Ontario Shoreline Land

      5+ acre recreational land with 225 feet of shoreline.
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    • $274,999
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      Waterfront Land with Development Potential

      7+ acres with water frontage, ideal for development or retreat.
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    Similar Nearby for Lease

    • $9 SF/Yr
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      Main Street Wolcott Office Space

      Prime Wolcott location, flexible office space.
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      View Details
    • $1,500 /Mo

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      Warehouse space for lease with additional loft area.
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      View Details
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    8106 Port Bay Rd
    Wolcott, NY 14590
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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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