Restaurant with Full Bar and
For Sale
Under Contract
$199,000
194 E Broadway Street, Cape Vincent, NY 13618
COMMERCIAL - Cape Vincent, NY
Property Size1,500 SF
Lot Size0.15 Acres
Price / SF$132.67
Days on Market147
Property Features for 194 E Broadway Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
--
Zoning description
Commercial
Parking
8
Exterior features
PropaneTankLeased
Accessibility
Accessible Approach with Ramp
Lot features
Rectangular, Rectangular Lot
Elementary school district
Thousand Islands
Middle school district
Thousand Islands
High school district
Thousand Islands
Subdivision
Cape Vincent-Village-222801
Standard status
Active Under Contract
APN
222801-039-081-0002-014-000
Size
1,500 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
3844
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
2011
Floors in Building
1
Roof type
Asphalt, Shingle
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Gayle Wiley · License #10301224059
(315) 649-3434
Added: Mar 23
Changed: Aug 7
Last Checked: Aug 16 at 11:06AM
MLS# S1666800
Copyright © 2026 New York State Alliance of MLSs, LLC. 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 conventional restaurant property is offered for sale including the land, building, and business. The space is set up with a full bar, coolers, kitchen equipment, and furniture. A shed on the property, previously used as an outdoor tiki bar, is included and currently used for storage.
The building sits on a 0.1515-acre lot and is approximately 1,500 SF. The outdoor area out back could be arranged for games such as volleyball, horseshoes, or corn hole. Accessibility includes an accessible approach with a ramp.
Utilities and site services include public water and public sewer. The roof is described as shingle/asphalt, and the property was built in 2011. The exterior features include a propane tank that is leased.
The building sits on a 0.1515-acre lot and is approximately 1,500 SF. The outdoor area out back could be arranged for games such as volleyball, horseshoes, or corn hole. Accessibility includes an accessible approach with a ramp.
Utilities and site services include public water and public sewer. The roof is described as shingle/asphalt, and the property was built in 2011. The exterior features include a propane tank that is leased.
Key Highlights
- Includes the land, building, and business
- 0.1515‑acre lot with approximately 1,500 SF restaurant building
- Full bar plus coolers, kitchen equipment, and furniture included
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
$15,390
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
7.73%
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%
$307,800
$307.8K
Cap Rate 7%
$219,857
$219.9K
Cap Rate 9%
$171,000
$171.0K
Market Conditions
NOI Build-Up for 1,500 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
$21.4K $14.28/SF
− Vacancy
−$900 −$0.60/SF
EGI
$20.5K $13.68/SF
− OpEx
−$5.1K −$3.42/SF
NOI
$15.4K $10.26/SF
Area
Jefferson County, NY
Vacancy
4.20%
Lease Rate
$14.28 /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%
$307,800
Cap Rate 7%
$219,857
Cap Rate 9%
$171,000
Alternative Uses
Best Use
Specialty Retail
$219.9K
$192.4K – $256.5K
NOI $15,390 @ 7.0% cap · market cap 7.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.5K
$361.8K – $482.4K
NOI $28,944 @ 7.0% cap · market cap 14.54%
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
134
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13618, NY
1,765
Population
2,244
Households
0.8
Avg Household Size
54
Median Age
30%
College-Educated
95%
High-School Grad
48.6 sq mi
ZIP Area
36
Density / Sq Mi
$61,500
Median Household Income
$39,280
Median Earnings
$962
Median Rent
$196,500
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Restaurant building on a small lot with full bar, kitchen equipment, and public water and sewer connections.
Where is this conventional restaurant located?
The property is located at 194 E Broadway Street Cape Vincent, NY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Includes the land, building, and business; 0.1515‑acre lot with approximately 1,500 SF restaurant building; Full bar plus coolers, kitchen equipment, and furniture included
