Restaurant Property with Two
4704 Route 9 S Plattsburgh, NY 12901
For Sale
$375,000
COMMERCIAL - Plattsburgh, NY
Property Size2,248 SF
Lot Size1.60 Acres
Price / SF$166.81
Days on Market1021
Property Features for 4704 Route 9 S
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Parking features
- Parking Lot
- Exterior features
- Lighting
- Appliances
- Cooktop, Dishwasher, Free-Standing Gas Oven, Freezer, Gas Range, Ice Maker, Microwave, Refrigerator, Stainless Steel Appliance(s), Water Heater
- Standard status
- Active
- Size
- 2,248 SF
- Lot size
- 1.60 Acres
Taxes and HOA fees
- Tax Annual Amount
- 5000
Utilities
- Utilities
- Cable Available
- Heating system
- Forced Air, Propane (Heating)
- Cooling system
- Central Air
Building Details
- Year built
- 2012
- Number of units
- 2
- Flooring type
- Tile
- Building materials
- Fiber Cement, 2x6 Walls
- Roof type
- Composition
Listing Agency:
A-M Farrell Real Estate
(518) 572-4944
Listed By:
Anne-Marie Farrell
(518) 572-4944
Added: Oct 9, 2023
Changed: Jul 9
Last Checked: Jul 25 at 3:06PM
MLS# 200686
Copyright © 2026 Adirondack Champlain Valley MLS. 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 sale includes a commercial property currently set up as a restaurant, with the ability to be converted to suit other business needs. The restaurant was completely rebuilt in 2012 and is configured for 70 seats. The property also includes a stand-alone walk-in freezer. In addition to the restaurant, there are two separate buildings on site, including a back building built new in 2018 that is used as an office and storage space, with the office/storage area located on the second floor.
The site is on a large lot with a substantial parking area and no curb, supporting easy-in and easy-out access for customers and deliveries. The immediate area includes residential neighborhoods and a mix of businesses, along with industrial and manufacturing complexes and warehousing associated with the old Air Force Base. The listing also notes good traffic count, and proximity within a few miles to golf courses, Lake Champlain, public boat launch, beaches, marinas, and the international airport.
For operators looking for a turnkey food service layout, the existing restaurant rebuild, seating configuration, and on-site freezer are key attributes. For buyers seeking flexibility, the second building’s office and storage setup provides additional space for administration, back-of-house use, or other compatible operations, while the large paved parking area supports daily customer flow.
The site is on a large lot with a substantial parking area and no curb, supporting easy-in and easy-out access for customers and deliveries. The immediate area includes residential neighborhoods and a mix of businesses, along with industrial and manufacturing complexes and warehousing associated with the old Air Force Base. The listing also notes good traffic count, and proximity within a few miles to golf courses, Lake Champlain, public boat launch, beaches, marinas, and the international airport.
For operators looking for a turnkey food service layout, the existing restaurant rebuild, seating configuration, and on-site freezer are key attributes. For buyers seeking flexibility, the second building’s office and storage setup provides additional space for administration, back-of-house use, or other compatible operations, while the large paved parking area supports daily customer flow.
Key Highlights
- Large 1.6‑acre lot with ample parking and easy access.
- Two separate buildings: a rebuilt restaurant (70 seats) and a newer office/storage building (built in 2018).
- Prime location near golf courses, Lake Champlain, boat launch, beaches, marinas, and the international airport.
Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $54.0k | $24.00 |
| − Vacancy | −$11.9k | −$5.28 |
| EGI | $42.1k | $18.72 |
| − OpEx | −$10.5k | −$4.68 |
| NOI | $31.6k | $14.04 |
2,248 SF · lease $24.00/SF/yr · vacancy 22.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$450.9K
$394.5K – $526.0K
NOI $31,562 @ 7.0% cap · market cap 8.42%
Second Best
Specialty Retail
$415.3K
$363.4K – $484.6K
NOI $29,073 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$619.7K
$542.2K – $723.0K
NOI $43,377 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Office buildings
FAQs
What type of property is this?
Restaurant - 70-seat restaurant rebuilt in 2012 plus office/storage building on 1.6 acres with easy-in/easy-out parking.
Where is this restaurant located?
The property is located at 4704 Route 9 S Plattsburgh, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Large 1.6‑acre lot with ample parking and easy access.; Two separate buildings: a rebuilt restaurant (70 seats) and a newer office/storage building (built in 2018).; Prime location near golf courses, Lake Champlain, boat launch, beaches, marinas, and the international airport.
