Restaurant Building with Commercial
For Sale
$565,000
Pending
405 Hudson River Road, Halfmoon, NY 12188
Commercial Sale, Halfmoon, NY
Property Size6,940 SF
Lot Size1.20 Acres
Days on Market240
Property Features for 405 Hudson River Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
60
Interior features
Vaulted Ceiling(s), Wet Bar
Basement
Unfinished, Crawl Space, Exterior Entry, Interior Entry
Directions
Headed from Waterford toward Mechanicville. Property is on the right side across the street from Fred's Tents
Standard status
Pending
APN
413800 286.-1-51
Size
6,940 SF
Lot size
1.20 Acres
Taxes and HOA fees
Tax Annual Amount
8421
Utilities
Sewer type
Septic Tank
Heating system
Baseboard
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Building materials
Vinyl Siding
Listing Agency:
Field Realty
(518) 495-1877
Listed By:
April M Trudeau · License #10301221033
(518) 669-1804
Added: Jan 16
Changed: Sep 12
Last Checked: Sep 13 at 10:06PM
MLS# 202610735
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 standalone commercial building contains 6,940 square feet on a 1.2-acre parcel. The layout includes a large banquet room, back bar, oversized commercial kitchen, two sets of restrooms, vaulted ceilings, and a wet bar. Vinyl siding, baseboard heating, wall-unit cooling, public water, and a septic tank serve the property.
Parking is available at the front and within the larger lot. The building is offered without the operating business, allowing the next owner to evaluate restaurant, bar, event venue, or other adaptive reuse plans. Located at 405 Hudson River Road in Halfmoon, New York, the property is zoned Commercial.
Parking is available at the front and within the larger lot. The building is offered without the operating business, allowing the next owner to evaluate restaurant, bar, event venue, or other adaptive reuse plans. Located at 405 Hudson River Road in Halfmoon, New York, the property is zoned Commercial.
Key Highlights
- 6,940‑square‑foot standalone commercial building
- 1.2‑acre parcel in Halfmoon, NY
- Large banquet room with back bar and wet bar
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
$42,922
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
7.60%
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%
$858,440
$858.4K
Cap Rate 7%
$613,171
$613.2K
Cap Rate 9%
$476,911
$476.9K
Market Conditions
NOI Build-Up for 6,940 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
$65.8K $9.48/SF
− Vacancy
−$4.5K −$0.64/SF
EGI
$61.3K $8.84/SF
− OpEx
−$18.4K −$2.65/SF
NOI
$42.9K $6.18/SF
Area
Saratoga County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$858,440
Cap Rate 7%
$613,171
Cap Rate 9%
$476,911
Alternative Uses
Best Use
Specialty Retail
$1.54M
$1.35M – $1.80M
NOI $107,706 @ 7.0% cap · market cap 19.06%
Second Best
Industrial
$613.2K
$536.5K – $715.4K
NOI $42,922 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,407 @ 7.0% cap · market cap 25.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12188, NY
11,035
Population
5,197
Households
2.1
Avg Household Size
43
Median Age
32%
College-Educated
94%
High-School Grad
13.0 sq mi
ZIP Area
849
Density / Sq Mi
$87,212
Median Household Income
$46,738
Median Earnings
$1,097
Median Rent
$278,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Standalone commercial facility with banquet space, back bar, dual restrooms, parking, and flexible restaurant or event use.
Where is this conventional restaurant located?
The property is located at 405 Hudson River Road Halfmoon, NY.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: 6,940‑square‑foot standalone commercial building; 1.2‑acre parcel in Halfmoon, NY; Large banquet room with back bar and wet bar
