Turn-Key Bakery with Ample
For Sale
$249,000
1 MAIN ST, Norfolk, NY 13667
Single-story bakery is move-in ready, heated by gas, with an electric water heater and ample on-site parking.
Property Size1,400 SF
Price / SF$177.86
Days on Market227
Property Features for 1 MAIN ST
General Information
Standard status
Active
Size
1,400 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$850
Amenities
3
230
Building Details
Year Built
1950
Stories
1
Listing Agency:
Kassian Real Estate, LLC
(315) 250-2383
Listed By:
Lucille Kassian · License #40KA0346866
(315) 250-2383
Source:
Xome
Added: Dec 27, 2025
Changed: Aug 8
Last Checked: Aug 11 at 5:01AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Kassian Real Estate, LLC
Investment Insights
Based on property information with market context.
This single-story, turn-key bakery is presented as move-in ready for new ownership, with most equipment included. The heated and functional operating space is designed for day-to-day production and customer flow, supported by gas heating and an electric water heater.
The property is located on a busy state highway between Potsdam and Massena, providing strong visibility and high traffic exposure. It sits on a large lot with ample parking to support customers, deliveries, and staff.
Overall, the facility offers a practical, ready-to-operate setup for a bakery business looking to take over operations with minimal transition.
The property is located on a busy state highway between Potsdam and Massena, providing strong visibility and high traffic exposure. It sits on a large lot with ample parking to support customers, deliveries, and staff.
Overall, the facility offers a practical, ready-to-operate setup for a bakery business looking to take over operations with minimal transition.
Key Highlights
- Single‑story bakery on a busy state highway between Potsdam and Massena
- Zoned Com 1 and set on level topography with 230 x 166 lot dimensions
- Heated by gas and includes an electric water heater
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
$21,727
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
8.73%
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%
$434,540
$434.5K
Cap Rate 7%
$310,386
$310.4K
Cap Rate 9%
$241,411
$241.4K
Market Conditions
NOI Build-Up for 1,400 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
$30.2K $21.60/SF
− Vacancy
−$1.3K −$0.91/SF
EGI
$29.0K $20.69/SF
− OpEx
−$7.2K −$5.17/SF
NOI
$21.7K $15.52/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$21.60 /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%
$434,540
Cap Rate 7%
$310,386
Cap Rate 9%
$241,411
Alternative Uses
Best Use
Specialty Retail
$310.4K
$271.6K – $362.1K
NOI $21,727 @ 7.0% cap · market cap 8.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$347.3K
$303.9K – $405.2K
NOI $24,313 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
88
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 13667, NY
3,217
Population
1,597
Households
2
Avg Household Size
44
Median Age
12%
College-Educated
83%
High-School Grad
47.0 sq mi
ZIP Area
68
Density / Sq Mi
$57,114
Median Household Income
$41,341
Median Earnings
$790
Median Rent
$111,400
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 - Single-story bakery is move-in ready, heated by gas, with an electric water heater and ample on-site parking.
Where is this conventional restaurant located?
The property is located at 1 MAIN ST Norfolk, NY.
What is the asking price?
The asking price for this property is $249,000.
What are key features of this property?
This property features: Single‑story bakery on a busy state highway between Potsdam and Massena; Zoned Com 1 and set on level topography with 230 x 166 lot dimensions; Heated by gas and includes an electric water heater
