Fully Equipped Restaurant with
For Sale
$585,000
22 Highland Road, Massena, NY 13662
COMMERCIAL - Massena, NY
Property Size2,900 SF
Price / SF$201.72
Days on Market43
Property Features for 22 Highland Road
General Information
Property type
Commercial Sale
Property subtype
Other
Patio and Porch features
Porch
Interior features
Handicapped Bathrooms, Open floor plan
Exterior features
Enclosed porch, Porch
Accessibility
Accessible Approach with Ramp
Lot features
A corner lot, Adj Pub/ Priv Open Area, Landscaping
Elementary school district
Massena Central School District
Middle school district
Massena Central School District
High school district
Massena Central School District
Directions
From route 37, turn on to Highland Road, restaurant will be on the right
Subdivision
ST LAWRENCE
Standard status
Active
APN
10.045-1-7.1
Size
2,900 SF
Taxes and HOA fees
Tax Annual Amount
4124
Utilities
Utilities
Cable Available
Water source
Public
Building Details
Year built
1950
Floors in Building
1
Building materials
Brick accent, Concrete block, Stone accent
Architectural style
Other
Listing Agency:
1st Class Realty Group
(315) 769-2500
Listed By:
Diana Dufresne · License #10371202021
(315) 769-7533
Added: Jul 19
Changed: Aug 4
Last Checked: Aug 30 at 7:06PM
MLS# 53083
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 restaurant property is presented in excellent condition and comes fully equipped with modern conveniences. The dining area seats approximately 65–70 people, supporting a mix of breakfast and casual dinner service.
Located at the edge of the highway with easy on and easy off access, the property is within convenient reach of the Seaway, the Canadian border, and Lake Placid. The offering includes the restaurant business opportunity along with the real estate at 22 Highland Road, Massena, New York.
With approximately 2,900 square feet of commercial space, the layout is intended for straightforward restaurant operation under an owner-operator model.
Located at the edge of the highway with easy on and easy off access, the property is within convenient reach of the Seaway, the Canadian border, and Lake Placid. The offering includes the restaurant business opportunity along with the real estate at 22 Highland Road, Massena, New York.
With approximately 2,900 square feet of commercial space, the layout is intended for straightforward restaurant operation under an owner-operator model.
Key Highlights
- Restaurant seating for approximately 65–70 people
- Accessible approach with ramp and handicapped‑accessible bathrooms
- Open floor plan interior layout
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
$45,007
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
7.69%
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%
$900,140
$900.1K
Cap Rate 7%
$642,957
$643.0K
Cap Rate 9%
$500,078
$500.1K
Market Conditions
NOI Build-Up for 2,900 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
$62.6K $21.60/SF
− Vacancy
−$2.6K −$0.91/SF
EGI
$60.0K $20.69/SF
− OpEx
−$15.0K −$5.17/SF
NOI
$45.0K $15.52/SF
Area
St. Lawrence 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%
$900,140
Cap Rate 7%
$642,957
Cap Rate 9%
$500,078
Alternative Uses
Best Use
Specialty Retail
$643.0K
$562.6K – $750.1K
NOI $45,007 @ 7.0% cap · market cap 7.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$719.5K
$629.5K – $839.4K
NOI $50,363 @ 7.0% cap · market cap 8.61%
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
73
Businesses Nearby
1k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
U-Haul Neighborhood Dealer
Shops & Services
714 visits/mo
0.3 miles
Napa Auto Parts
Shops & Services
587 visits/mo
0.4 miles
Demographics for 13662, NY
15,814
Population
7,785
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
89.2 sq mi
ZIP Area
177
Density / Sq Mi
$56,987
Median Household Income
$38,535
Median Earnings
$712
Median Rent
$118,300
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 seats approximately 65–70 people and is offered fully equipped for an owner-operator.
Where is this conventional restaurant located?
The property is located at 22 Highland Road Massena, NY.
What is the asking price?
The asking price for this property is $585,000.
What are key features of this property?
This property features: Restaurant seating for approximately 65–70 people; Accessible approach with ramp and handicapped‑accessible bathrooms; Open floor plan interior layout
