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    697 Bear Swamp Rd Peru, NY 12972

    View on Map
    Sponsored
    For Sale
    $1,100,000

    COMMERCIAL - Peru, NY

    Property size:
    8,468 SF
    Lot size:
    3.30 Acres
    Days on Market:
    1
    Last Refresh:
    Mar 9 at 7:06 pm

    Property Features for 697 Bear Swamp Rd

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Commercial
    APN
    280.-1-35.2
    Parking features
    Parking Lot, Off Street
    Interior features
    Ceiling Fan(s), Entrance Foyer, High Ceilings, Open Floorplan
    Exterior features
    Lighting
    Basement
    Full, Interior Entry, Unfinished, Walk-Out Access, Storage Space
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Freezer, Gas Water Heater, Ice Maker, Walk-In Cooler(s), Washer/Dryer, Water Purifier Owned
    Size
    8,468 SF
    Lot size
    3.30 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Radiant Floor, Radiant, Hot Water(Heating), Baseboard, Natural Gas
    Cooling system
    Ceiling Fan(s), Wall Unit(s)
    Water source
    Public

    Building Details

    Year built
    1993
    Flooring type
    Concrete, Vinyl, Wood, Tile - Ceramic
    Building materials
    Cedar, Frame, Wood Siding
    Roof type
    Composition, Shingle

    We can help!

    Listing Contact
    Tina Calkins Covey
    Tina Calkins Covey

    RE/MAX North Country (518) 563-1200

    Listing agent Tina Calkins Covey (518) 335-5699

    Listing date Mar 9, 2026

    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.

    Learn more

    Property Insight Report

    Overview

    Turnkey Restaurant/Brewery Opportunity

    This is an opportunity to own and operate a turnkey, well-established, high-volume, profitable restaurant and brewery. The property is situated on a spacious 3.3-acre parcel, located approximately 1/4 mile from I-87 highway access. The well-maintained and efficiently designed building features a spacious, well-equipped kitchen with a walk-in cooler and freezer, two dining areas, a spacious bar area, and a banquet room with a full bar area, big screen television, and radiant in-floor heating system. French doors provide access to an outside seasonal dining patio area with tables, chairs, and a firepit. There are two restrooms. The building occupancy supports 504 people. The property includes a 7-barrel brewery room with 2 closed and 2 open fermentation brewing tanks, a keg washer, and a canning line. An extra 10'x 14' storage building has an 8' overhead door. A loading dock is in place for deliveries. The large basement provides ample storage space. The building has 3 AC units and a self-contained, on-demand generator. The paved parking lot has 204 parking spaces and handicap ramp access. The property is zoned commercial.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Livingood's Restaurant & Brewery Bar & Pub ATM Atm Livingston Charging Station Electric Vehicle Charging Station

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Dental Office Auto Repair Shop Hair Salon Nail Salon Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Peru
    County
    Clinton
    State
    New York
    Longitude
    -73.511572
    Latitude
    44.576088

    FAQs

    What type of property is this?
    Conventional restaurant - Profitable restaurant and brewery on 3.3 acres near I-87.
    Where is this conventional restaurant located?
    The property is located at 697 Bear Swamp Rd 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: - Turnkey, well-established, high-volume, profitable Restaurant/Brewery.; - Spacious 3.3-acre parcel with easy access to I87.; - 7-Barrell Brewery Room with fermentation tanks, keg washer, and canning line.
    (518) 335-5699
    Request Owner's contact information
    697 Bear Swamp Rd Peru, NY 12972
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    Peru, NY 12972
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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
    697 Bear Swamp Rd Peru, NY 12972
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    We can help!
    Listing Contact
    Tina Calkins Covey
    Tina Calkins Covey
    Real Estate License ID: 31C00892693
    (518) 335-5699 (518) 563-1200
    Learn more
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