Updated Restaurant with Historic
For Sale
$650,000
857 Main Street, Clifton Park, NY 12065
Commercial Sale, Clifton Park, NY
Property Size4,260 SF
Lot Size1.64 Acres
Price / SF$152.58
Days on Market22
Property Features for 857 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Patio and Porch features
Patio
High school district
000000
Directions
Use the left lane to turn left onto Ushers Rd 0.3 mi Turn left onto Van Patten Dr 1.3 mi Turn right onto Carlton Rd 0.5 mi Turn left onto Main St
Standard status
Active
APN
412400 265.-1-54
Size
4,260 SF
Lot size
1.64 Acres
Taxes and HOA fees
Tax Annual Amount
6801
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Building materials
Shake Siding
Roof type
Metal
Listing Agency:
Miranda Real Estate Group Inc
(518) 356-1701
Listed By:
Christine M Serafini · License #40SE0980789
(518) 356-1701
Added: Aug 12
Changed: Sep 2
Last Checked: Sep 2 at 5:06AM
MLS# 11933036
Copyright © 2026 My State 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 full-service restaurant occupies a 3,100+ SF building with a commercial kitchen, bar, dining room, two bathrooms, and indoor and outdoor patio seating. The restaurant and bar were updated 3 years ago, while original character from the former Smith's Feed & Grain Store remains part of the building. Seating capacity exceeds 95, and the property includes ample on-site parking.
A separate 3,000+ SF original barn expands the property's functional footprint for private events, special functions, and other gatherings. Recent mechanical work includes updated ductwork, 2 new heat pumps, and an on-demand hot water system. The 1.64-acre property uses public water, natural gas heating, forced air, and a metal roof. Built in 1970, the improvements are located at 857 Main Street in Clifton Park, NY.
A separate 3,000+ SF original barn expands the property's functional footprint for private events, special functions, and other gatherings. Recent mechanical work includes updated ductwork, 2 new heat pumps, and an on-demand hot water system. The 1.64-acre property uses public water, natural gas heating, forced air, and a metal roof. Built in 1970, the improvements are located at 857 Main Street in Clifton Park, NY.
Key Highlights
- 3,100+ SF full‑service restaurant with bar and commercial kitchen
- Separate 3,000+ SF original barn for private events and functions
- Indoor and outdoor patio seating with 95+ occupancy
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
$26,347
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
4.05%
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%
$526,940
$526.9K
Cap Rate 7%
$376,386
$376.4K
Cap Rate 9%
$292,744
$292.7K
Market Conditions
NOI Build-Up for 4,260 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
$40.4K $9.48/SF
− Vacancy
−$2.7K −$0.64/SF
EGI
$37.6K $8.84/SF
− OpEx
−$11.3K −$2.65/SF
NOI
$26.3K $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%
$526,940
Cap Rate 7%
$376,386
Cap Rate 9%
$292,744
Alternative Uses
Best Use
Specialty Retail
$944.5K
$826.4K – $1.10M
NOI $66,113 @ 7.0% cap · market cap 10.17%
Second Best
Industrial
$376.4K
$329.3K – $439.1K
NOI $26,347 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,256 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12065, NY
43,893
Population
19,506
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
95%
High-School Grad
35.1 sq mi
ZIP Area
1,251
Density / Sq Mi
$115,681
Median Household Income
$61,692
Median Earnings
$1,419
Median Rent
$356,900
Median Home Value
Market
Vacancy Rate% for Retail 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 - Operating full-service restaurant with commercial kitchen, indoor and outdoor seating, parking, and an adjoining barn.
Where is this conventional restaurant located?
The property is located at 857 Main Street Clifton Park, NY.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 3,100+ SF full‑service restaurant with bar and commercial kitchen; Separate 3,000+ SF original barn for private events and functions; Indoor and outdoor patio seating with 95+ occupancy
