Mixed-Use Property with
For Sale
$339,000
Pending
18 McKabe Road, Colton, NY 13625
RESIDENTIAL, Ranch, Colton, NY
Property Size4,500 SF
Lot Size1.00 Acre
Days on Market135
Property Features for 18 McKabe Road
General Information
Property type
Commercial Sale
Property subtype
Single Family Residence
Zoning
RT
Bedrooms
4
Bathrooms
3
Full bathrooms
2
Half bathrooms
1
Rooms
Bedroom 2, Bathroom 3, Family Room, Bedroom 4, Dining Room, Bedroom 3, Bathroom 1, Bathroom 2, Bedroom 1, Den
Parking features
Garage - Attached, Driveway, Garage
Patio and Porch features
Deck, Patio, Porch
Interior features
Breakfast bar, Built-in features, Cathedral ceilings, Cedar closets, Ceiling fan(s), Dry bar, Modern kitchen, Natural wood, Open floor plan, Pantry, Tub and separate shower, Walk-in closet(s), Window treatments
Exterior features
Covered patio, Covered porch, Deck, Outdoor lights, Storage/out-building(s), Swimming Pool
Fencing
Partial, Privacy
Fireplace
1
Lot features
Landscaping, Level lot, Oversized, Professionally landscaped, Trees
Directions
From NY-56 in Colton turn onto Church Street which turns into McKabe Rd, 18 McKabe is 0.2 miles on the right.
Subdivision
ST LAWRENCE
Standard status
Pending
APN
105.038-1-28
Size
4,500 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
7257
Utilities
Utilities
Cable Available
Water source
Public
Amenities
fire and water feature
covered deck
above ground pool
hot tub enclosure
waterfall
pond
cooking fireplace
garden/sitting area
Building Details
Year built
1985
Floors in Building
1
Flooring type
Hardwood, Tile, Carpet, Laminate
Building materials
Vinyl siding
Roof type
Shingle
Architectural style
Ranch
Additional Structures
Storage
Listing Agency:
Trego Realty Group, LLC
(315) 705-5542
Listed By:
Lori Snyder · License #10401261319
(315) 244-3967
Added: Apr 27
Changed: Sep 6
Last Checked: Sep 8 at 1:06AM
MLS# 52638
Copyright © 2026 St. Lawrence Board 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.
Investment Insights
Based on property information with market context.
This mixed-use property combines an operating take-out restaurant with an attached residence and substantial accessory improvements. The restaurant area includes commercial equipment installed approximately 4 years ago, a reception and checkout area, prep room, storage and delivery garage, employee entrance, half bathroom, and a paved parking area. The attached living space includes a modern kitchen, pantry, breakfast bar, bedrooms, bathrooms, a primary suite, a 22' x 30' living room, and an 18' x 30' recreation room with propane fireplaces, bar seating, and hardwood flooring.
Outdoor improvements include a covered deck, an 18' x 40' above-ground pool, hot tub enclosure, paved paths, garden and sitting areas, a pond, and a cooking fireplace. A 44' x 40' insulated, finished, heated garage addition includes two finished office spaces. The one-acre property is served by public water and carries RT zoning. The roof and circular paved driveway or parking area are 3 years old.
Outdoor improvements include a covered deck, an 18' x 40' above-ground pool, hot tub enclosure, paved paths, garden and sitting areas, a pond, and a cooking fireplace. A 44' x 40' insulated, finished, heated garage addition includes two finished office spaces. The one-acre property is served by public water and carries RT zoning. The roof and circular paved driveway or parking area are 3 years old.
Key Highlights
- Mixed‑use property with attached restaurant and residential space
- 4,500 square feet on 1 acre with RT zoning
- Restaurant includes equipment installed approximately 4 years ago
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
$30,375
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
8.96%
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%
$607,500
$607.5K
Cap Rate 7%
$433,929
$433.9K
Cap Rate 9%
$337,500
$337.5K
Market Conditions
NOI Build-Up for 4,500 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
$54.0K $12.00/SF
− Vacancy
−$5.4K −$1.20/SF
EGI
$48.6K $10.80/SF
− OpEx
−$18.2K −$4.05/SF
NOI
$30.4K $6.75/SF
Area
St. Lawrence County, NY
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$607,500
Cap Rate 7%
$433,929
Cap Rate 9%
$337,500
Alternative Uses
Best Use
Specialty Retail
$997.7K
$873.0K – $1.16M
NOI $69,838 @ 7.0% cap · market cap 20.60%
Second Best
Mixed Use
$433.9K
$379.7K – $506.3K
NOI $30,375 @ 7.0% cap · market cap 8.96%
Theoretical Best
Office A
$1.12M
$976.9K – $1.30M
NOI $78,149 @ 7.0% cap · market cap 23.05%
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
47
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
2,930 visits/mo
0.3 miles
Demographics for 13625, NY
1,834
Population
1,119
Households
1.6
Avg Household Size
47
Median Age
32%
College-Educated
95%
High-School Grad
54.5 sq mi
ZIP Area
34
Density / Sq Mi
$76,711
Median Household Income
$42,358
Median Earnings
$381
Median Rent
$161,900
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?
Mixed-use property - Attached residential space, restaurant improvements, parking, and a heated garage support combined business and living use.
Where is this mixed-use property located?
The property is located at 18 McKabe Road Colton, NY.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Mixed‑use property with attached restaurant and residential space; 4,500 square feet on 1 acre with RT zoning; Restaurant includes equipment installed approximately 4 years ago
