Restaurant Facility with
For Sale
$940,000
17 Cherry Plain Square, Berlin, NY 12022
Commercial Sale, Berlin, NY
Property Size5,500 SF
Lot Size1.66 Acres
Price / SF$170.91
Days on Market44
Property Features for 17 Cherry Plain Square
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
50
Accessibility
Accessible Approach with Ramp
Directions
Take 22 North from Jnct . Head North approximately miles to Junction 22 & . See sign proceed on Cherry Plain Square. Property on left.
Standard status
Active
APN
382000 152.-2-15.12
Lot size
1.66 Acres
Taxes and HOA fees
Tax Annual Amount
7640
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Cooling system
Central Air
Water source
Well
Water front features
Creek
Water front
1
Building Details
Building materials
Steel Beam
Roof type
Shingle
Listing Agency:
Barns & Farms Realty LLC
(800) 398-8802
Listed By:
David Birch · License #49BI0655816
(518) 928-7239
Added: Jul 16
Changed: Aug 20
Last Checked: Aug 28 at 8:06AM
MLS# 202621952
Copyright © 2026 Global MLS, Inc. 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 restaurant facility includes separate bar and dining operations alongside an adjoining ballroom suited to dancing or private affairs. The property occupies 1.66 acres and features steel-beam construction, a shingle roof, forced-air heat, central air, and an accessible approach with ramp.
Located at 17 Cherry Plain Square in Berlin, the property sits just off Route 22 and near Ski Jiminy. A creek is among the site’s waterfront features. Water service is provided by a well, with septic tank sewer service.
Located at 17 Cherry Plain Square in Berlin, the property sits just off Route 22 and near Ski Jiminy. A creek is among the site’s waterfront features. Water service is provided by a well, with septic tank sewer service.
Key Highlights
- Separate bar and restaurant areas with adjoining ballroom
- 1.66‑acre commercial property in Berlin, NY
- Located just off Route 22 near Ski Jiminy
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
$85,358
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
9.08%
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%
$1,707,160
$1.7M
Cap Rate 7%
$1,219,400
$1.2M
Cap Rate 9%
$948,422
$948.4K
Market Conditions
NOI Build-Up for 5,500 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
$118.8K $21.60/SF
− Vacancy
−$5.0K −$0.91/SF
EGI
$113.8K $20.69/SF
− OpEx
−$28.5K −$5.17/SF
NOI
$85.4K $15.52/SF
Area
Rensselaer County, NY
Vacancy
4.20%
Lease Rate
$21.60 /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%
$1,707,160
Cap Rate 7%
$1,219,400
Cap Rate 9%
$948,422
Alternative Uses
Best Use
Specialty Retail
$1.22M
$1.07M – $1.42M
NOI $85,358 @ 7.0% cap · market cap 9.08%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,244 @ 7.0% cap · market cap 10.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12022, NY
896
Population
455
Households
2
Avg Household Size
45
Median Age
25%
College-Educated
81%
High-School Grad
23.7 sq mi
ZIP Area
38
Density / Sq Mi
$77,386
Median Household Income
$41,532
Median Earnings
$1,073
Median Rent
$179,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercially zoned property combines food-service areas with an adjoining event room.
Where is this conventional restaurant located?
The property is located at 17 Cherry Plain Square Berlin, NY.
What is the asking price?
The asking price for this property is $940,000.
What are key features of this property?
This property features: Separate bar and restaurant areas with adjoining ballroom; 1.66‑acre commercial property in Berlin, NY; Located just off Route 22 near Ski Jiminy
