Ice Cream Restaurant With
For Sale
$250,000
9473 US-9, Chazy, NY 12921
COMMERCIAL - Chazy, NY
Property Size762 SF
Lot Size6.20 Acres
Price / SF$328.08
Days on Market558
Property Features for 9473 US-9
General Information
Property type
Commercial Sale
Property subtype
Retail
Appliances
Free-Standing Freezer, Freezer, Indoor Grill, Propane Cooktop, Range Hood, Washer/Dryer
Elementary school district
Chazy
Middle school district
Chazy
High school district
Chazy
Directions
From Plattsburgh follow Rt 9 N, Property will be on the right
Subdivision
Chazy, West Chazy, Altona
Standard status
Active
APN
94.-1-43.1
Size
762 SF
Lot size
6.20 Acres
Taxes and HOA fees
Tax Annual Amount
4300
Utilities
Sewer type
Public Sewer
Water source
Public
Building Details
Year built
1996
Listing Agency:
Kavanaugh Realty-Plattsburgh
(518) 562-4679
Listed By:
Michael Rowe · License #10401310470
(518) 593-9450
Added: Jan 31, 2025
Changed: Aug 4
Last Checked: Aug 12 at 8:06AM
MLS# 203846
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.
Creamies Ice Cream Stand is an established restaurant and business offering with a 762-square-foot building on 6.2 acres. The property includes a full commercial kitchen, indoor and outdoor seating, ice cream freezers, an indoor grill, propane cooktop, range hood, and washer/dryer. Recipes and branding are included with the business. The interior has been updated, and the building was constructed in 1996.
Located at 9473 US-9 in Chazy, the property has public water and public sewer. The operation has served the community for more than 25 years and is being offered with its existing equipment and business identity.
Located at 9473 US-9 in Chazy, the property has public water and public sewer. The operation has served the community for more than 25 years and is being offered with its existing equipment and business identity.
Key Highlights
- 762‑square‑foot restaurant building on 6.2 acres
- Full commercial kitchen with indoor grill, propane cooktop, and range hood
- Indoor and outdoor seating areas
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
$9,855
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
3.94%
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%
$197,100
$197.1K
Cap Rate 7%
$140,786
$140.8K
Cap Rate 9%
$109,500
$109.5K
Market Conditions
NOI Build-Up for 762 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
$13.7K $18.00/SF
− Vacancy
−$576 −$0.76/SF
EGI
$13.1K $17.24/SF
− OpEx
−$3.3K −$4.31/SF
NOI
$9.9K $12.93/SF
Area
Clinton County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$197,100
Cap Rate 7%
$140,786
Cap Rate 9%
$109,500
Alternative Uses
Best Use
Specialty Retail
$140.8K
$123.2K – $164.3K
NOI $9,855 @ 7.0% cap · market cap 3.94%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$210.1K
$183.8K – $245.1K
NOI $14,704 @ 7.0% cap · market cap 5.88%
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
41
Businesses Nearby
1k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 100%
Poirier's True Value
Home Improvements & Furnishings
1,308 visits/mo
0.4 miles
Demographics for 12921, NY
2,270
Population
1,313
Households
1.7
Avg Household Size
44
Median Age
31%
College-Educated
95%
High-School Grad
31.7 sq mi
ZIP Area
72
Density / Sq Mi
$100,500
Median Household Income
$59,405
Median Earnings
$968
Median Rent
$195,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Full commercial kitchen with indoor and outdoor seating supports ice cream service and additional food preparation.
Where is this conventional restaurant located?
The property is located at 9473 US-9 Chazy, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: 762‑square‑foot restaurant building on 6.2 acres; Full commercial kitchen with indoor grill, propane cooktop, and range hood; Indoor and outdoor seating areas
