Restaurant and Brewery with
For Sale
$1,100,000
697 Bear Swamp Road, Peru, NY 12972
Commercial Sale, Peru, NY
Property Size8,468 SF
Lot Size3.30 Acres
Price / SF$129.90
Days on Market177
Property Features for 697 Bear Swamp Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Off Street, Parking Lot
Interior features
Ceiling Fan(s), Entrance Foyer, High Ceilings, Open Floorplan
Exterior features
Lighting
Basement
Walk-Out Access, Full, Unfinished, Storage Space, Interior Entry
Accessibility
Accessible Approach with Ramp
Appliances
Freezer, Gas Water Heater, Ice Maker, Walk-In Cooler(s), Washer/Dryer, Water Purifier Owned
Elementary school district
Peru
Middle school district
Peru
High school district
Peru
Directions
I87 South to Peru Exit 35. Right on Bear Swamp Road. Approximately 1/4 mile. Property on Left. See Sign.
Subdivision
Peru, Schuyler Falls
Standard status
Active
APN
280.-1-35.2
Size
8,468 SF
Lot size
3.30 Acres
Taxes and HOA fees
Tax Annual Amount
11372
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Radiant Floor, Hot Water(Heating), Radiant, Natural Gas
Cooling system
Wall Unit(s), Ceiling Fan(s)
Water source
Public
Amenities
big screen television
radiant in-floor heating
firepit
loading dock
on-demand generator
Building Details
Year built
1993
Flooring type
Vinyl, Concrete, Wood, Tile - Ceramic
Building materials
Cedar, Frame, Wood Siding
Roof type
Composition, Shingle
Listing Agency:
REMAX North Country
(518) 563-1200
Listed By:
Tina Calkins Covey · License #31C00892693
(518) 335-5699
Added: Mar 9
Changed: Aug 19
Last Checked: Sep 1 at 10:06PM
MLS# 206678
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.
Located on a 3.3-acre parcel in Peru, this commercial restaurant and brewery includes an 8,468-square-foot building designed for dining, beverage production, and events. The layout features a fully equipped kitchen with walk-in cooler and freezer, two dining areas, a large bar, banquet room with a second full bar, two restrooms, and a seasonal outdoor patio with tables, chairs, and a firepit. Radiant in-floor heating, three AC units, and an on-demand generator support the facility.
The brewery room contains a 7-Barrell brewing system with two closed and two open fermentation tanks, a keg washer, and a canning line. Additional property improvements include a 10' x 14' storage building with an 8' overhead door, loading dock, basement storage, and a paved parking lot with 204 spaces. The property is approximately 1/4 mile from I87 highway access and includes a handicap ramp, public water, and public sewer.
The brewery room contains a 7-Barrell brewing system with two closed and two open fermentation tanks, a keg washer, and a canning line. Additional property improvements include a 10' x 14' storage building with an 8' overhead door, loading dock, basement storage, and a paved parking lot with 204 spaces. The property is approximately 1/4 mile from I87 highway access and includes a handicap ramp, public water, and public sewer.
Key Highlights
- 3.3‑acre parcel with an 8,468‑square‑foot restaurant and brewery building
- 7‑Barrell brewery room with 2 closed and 2 open fermentation brewing tanks
- Kitchen includes walk‑in cooler/freezer; brewery has keg washer and canning line
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
$52,260
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
4.75%
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%
$1,045,200
$1.0M
Cap Rate 7%
$746,571
$746.6K
Cap Rate 9%
$580,667
$580.7K
Market Conditions
NOI Build-Up for 8,468 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
$80.3K $9.48/SF
− Vacancy
−$5.6K −$0.66/SF
EGI
$74.7K $8.82/SF
− OpEx
−$22.4K −$2.64/SF
NOI
$52.3K $6.17/SF
Area
Clinton County, NY
Vacancy
7.00%
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%
$1,045,200
Cap Rate 7%
$746,571
Cap Rate 9%
$580,667
Alternative Uses
Best Use
Specialty Retail
$1.56M
$1.37M – $1.83M
NOI $109,517 @ 7.0% cap · market cap 9.96%
Second Best
Industrial
$746.6K
$653.3K – $871.0K
NOI $52,260 @ 7.0% cap · market cap 4.75%
Theoretical Best
Office A
$2.33M
$2.04M – $2.72M
NOI $163,399 @ 7.0% cap · market cap 14.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12972, NY
6,212
Population
2,965
Households
2.1
Avg Household Size
43
Median Age
33%
College-Educated
93%
High-School Grad
76.2 sq mi
ZIP Area
82
Density / Sq Mi
$120,822
Median Household Income
$59,525
Median Earnings
$1,178
Median Rent
$195,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Commercial restaurant and brewery with multiple dining areas, production equipment, event space, and outdoor seasonal seating.
Where is this conventional restaurant located?
The property is located at 697 Bear Swamp Road Peru, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 3.3‑acre parcel with an 8,468‑square‑foot restaurant and brewery building; 7‑Barrell brewery room with 2 closed and 2 open fermentation brewing tanks; Kitchen includes walk‑in cooler/freezer; brewery has keg washer and canning line
