• Price Breakdown: $600,000 for the full package: includes the business ($200,000) and real estate ($400,000)

• Established Legacy: Serving the community since 1987, with 17 years under current ownership. This well-known venue has built a loyal customer base and a strong local reputation.

• Prime Location: Located on a main road in a charming Upstate New York town just outside of Rochester, surrounded by residential neighborhoods and local businesses.

• Intimate Indoor Venue: 2,000 sq. ft. with seating for up to 100 guests (96 in the concert/dining room, plus an additional 50 in the pub/bar area).

• Outdoor Patio: Features a live music stage and seating for another 65–70 guests and was completed in 2023.

• Total Capacity: Comfortably hosts 145+ people between indoor and outdoor spaces.

• Hours of Operation: Open 5 days/week from 4 PM to 10 PM (later on show nights, typically until 11 PM). Closed two days per week except for special events. Total operational hours are approximately 30–35 per week.

• Staffing: Typically staffed with 3 kitchen, 3 servers, and 2 bartenders. Business employs a total of 12, mostly part-time staff.

• Active Ownership: Owner handles calls, show bookings, and bar/kitchen ordering.
Liquor License: Fully licensed to serve alcohol.

• Revenue Mix: $550K–$600K from food & beverage, remainder from ticket sales and festivals.

• Fully Equipped Kitchen: Fully equipped kitchen with pizza oven, fryers, flat-top grill, coolers, and freezers. Full basement used for storage.

• Basement Potential: Basement has been fully cleared out in 2025 and is wide open—offers potential for brewery setup or additional revenue-generating space.
Recent Capital Improvements: Over $200,000 invested into kitchen upgrades, patio stage, music room, and upstairs remodel.

• Value-Add: New owner can extend hours and days if they'd like for a breakfast or lunch crowd. Owner is currently only open 4–11 PM, 5 days a week.

• Customer Parking: Street parking and on-site lot available for guests.

• Turnkey Transition: Owner is willing to stay on and provide training during the transition period.

• Reason for Sale: Owner is retiring and relocating to Florida to spend more time with family.

• Financing Options: Conventional bank financing, owner may be open to seller financing for right buyer, terms to be negotiated.

Property Highlights:
• Property Type: Mixed-use commercial building with ground-floor commercial space and upper-floor residential/living quarters

• Total Building Size: 3,032 sq. ft.

• Lot Size: 0.30 acres (approx. 13,000 sq. ft.)

• Zoning: C-05 Commercial – allowing for various business, retail, and hospitality uses

• Stories: Two stories with full basement for storage

• Upstairs Living Quarters: Includes 3 bedrooms, 1 full bathroom, a kitchen, and living room. Offers potential for owner-occupancy or potential rental income.

• Construction Year: 1972

• Condition: Well maintained with no deferred maintenance noted at inspection

• Recent Upgrades: Over $200,000 in improvements to the structure including major renovations to the upper floor, outdoor patio, and interior spaces

• Property Taxes: $8,701.83 annually (2024–2025)

• Surrounding Area: Strategically located on a well-traveled main road in Livingston County near Rochester, surrounded by residential neighborhoods and other small businesses

A SIGNED CONFIDENTIALITY AGREEMENT IS REQUIRED FOR THE EXACT LOCATION