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    5 John St Nassau, NY 12123

    View on Map
    Sponsored
    For Sale
    $274,900

    COMMERCIAL - Nassau, NY

    Property size:
    1,776 SF
    Lot size:
    0.07 Acres
    Days on Market:
    12
    Last Refresh:
    Mar 6 at 9:06 pm

    Property Features for 5 John St

    General Information

    Special listing conditions
    Standard
    Property type
    Commercial Sale
    Property subtype
    Other
    TransactionType
    Standard
    Standard status
    Active
    Zoning
    Commercial
    Rooms
    Bathroom 1
    Bathrooms
    1
    APN
    383001 211.12-6-2.22
    Parking
    15
    Parking features
    Off Street
    Interior features
    High Speed Internet
    Exterior features
    Lighting
    Size
    1,776 SF
    Lot size
    0.07 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating)
    Cooling system
    Wall Unit(s)
    Water source
    Public

    Building Details

    Year built
    1970
    Floors in Building
    2
    Building materials
    Brick

    We can help!

    Listing Contact
    David Skoney

    Coldwell Banker Prime Properties (518) 640-4017

    Listing agent David J Skoney License #10401303322

    Listing date Feb 23, 2026

    MLS# 202610799

    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.

    Learn more

    Property Insight Report

    Overview

    Turnkey Ice Cream Shop Opportunity

    This is an exceptional opportunity to acquire a turnkey ice cream shop, including the real estate. The establishment has a thriving seasonal business. The property features an appealing storefront, abundant parking, and a well-appointed one-bedroom apartment upstairs. The sale includes all inventory and equipment. The property has a full kitchen, presenting the opportunity to operate year-round and potentially expand the offerings. The property is located in Nassau, NY. The lot size is 0.07 acres, and the property size is 1,776 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Smile's Soft Serve ... Grocery & Convenience Store

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon Hotel & Motel

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Nassau
    County
    Rensselaer
    State
    New York
    Longitude
    -73.612059
    Latitude
    42.515464

    Nearby Similar for Sale

    • $279,900
      0.07 Acres

      Turnkey Ice Cream Shop Opportunity

      Turnkey ice cream shop with real estate and apartment for sale.
      5 John St, Nassau, NY 12123
      View Details
    • $289,000
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      Waterfront Restaurant Property on Nassau

      Well-known waterfront restaurant with lake access and commercial upside.
      266 County Rd 7, Nassau, NY 12123
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    • $279,000
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      Well-Maintained Multi-Family Home

      Multi-family home with stream view, near town and shopping.
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    • $299,000
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      Turnkey Food Business with Lake Access

      Turnkey food business with lake frontage and loyal customers.
      266 County Route 7, Nassau, NY 12123
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    • Contact for pricing
      1,776 SF

      Turnkey Ice Cream Shop Opportunity

      Profitable ice cream shop with real estate and apartment.
      5 John St, Nassau, NY 12123
      View Details
    • $274,900
      1.48 Acres

      Prime Nassau County Land Opportunity

      1.48 Acres, Build Your Dream!
      25 Mcclellan Dr, Nassau, NY 12123
      View Details

    FAQs

    What type of property is this?
    Single family property - Turnkey ice cream shop with real estate and apartment.
    Where is this single family property located?
    The property is located at 5 John St Nassau, NY.
    What is the asking price?
    The asking price for this property is $274,900.
    What are key features of this property?
    This property features: - Turnkey ice cream shop with real estate included.; - Thriving seasonal business with established customer base.; - Full kitchen allows for year-round operation and menu expansion.
    (518) 640-4017
    Request Owner's contact information
    5 John St Nassau, NY 12123
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    Nassau, NY 12123
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    5 John St Nassau, NY 12123
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    We can help!
    Listing Contact
    David Skoney
    Real Estate License ID: 10401303322
    (518) 640-4017 (518) 489-1000 (518) 785-9000
    Learn more
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