Conventional Restaurant with Commercial
For Sale
$1,299,000
100 LINCOLN DR, Carmel, NY 10306
Operational restaurant space with dining furnishings and a fully equipped commercial kitchen for continued food-service use.
Property Size3,100 SF
Price / SF$419.03
Days on Market176
Property Features for 100 LINCOLN DR
General Information
Standard status
Active
Size
3,100 SF
Property subtype
General Commercial
Amenities
3
C1-1 R3-2
Listing Agency:
Re/Max Real Estate Professiona
(718) 872-5522
Listed By:
Benson Huang
(718) 872-5522
Source:
Xome
Added: Mar 9
Changed: Aug 31
Last Checked: Aug 31 at 4:23AM
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 Re/Max Real Estate Professiona
Investment Insights
Based on property information with market context.
This 3,100-square-foot conventional restaurant includes a complete commercial kitchen with ovens, fryers, refrigerators, freezers, and a professional preparation station. The interior also contains dining furnishings arranged for on-site service, supporting continued restaurant operations without relying on an unfinished shell or basic food-service layout.
The property is identified with C1-1 and R3-2 designations in the supplied property information. Its existing restaurant configuration combines customer dining space with dedicated kitchen equipment and preparation areas.
The property is identified with C1-1 and R3-2 designations in the supplied property information. Its existing restaurant configuration combines customer dining space with dedicated kitchen equipment and preparation areas.
Key Highlights
- 3,100‑square‑foot conventional restaurant
- Commercial kitchen with ovens, fryers, refrigerators, and freezers
- Professional preparation station included
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
$74,842
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
5.76%
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%
$1,496,840
$1.5M
Cap Rate 7%
$1,069,171
$1.1M
Cap Rate 9%
$831,578
$831.6K
Market Conditions
NOI Build-Up for 3,100 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
$107.9K $34.80/SF
− Vacancy
−$8.1K −$2.61/SF
EGI
$99.8K $32.19/SF
− OpEx
−$24.9K −$8.05/SF
NOI
$74.8K $24.14/SF
Area
ZIP 10306
Vacancy
7.50%
Lease Rate
$34.80 /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%
$1,496,840
Cap Rate 7%
$1,069,171
Cap Rate 9%
$831,578
Alternative Uses
Best Use
Specialty Retail
$1.07M
$935.5K – $1.25M
NOI $74,842 @ 7.0% cap · market cap 5.76%
Second Best
Industrial
$559.5K
$489.6K – $652.7K
NOI $39,164 @ 7.0% cap · market cap 3.01%
Theoretical Best
Office A
$1.48M
$1.29M – $1.73M
NOI $103,541 @ 7.0% cap · market cap 7.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
90
Businesses Nearby
3k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Sinclair
Shops & Services
3,297 visits/mo
0.5 miles
Demographics for 10306, NY
57,919
Population
21,299
Households
2.7
Avg Household Size
43
Median Age
34%
College-Educated
88%
High-School Grad
7.2 sq mi
ZIP Area
8,044
Density / Sq Mi
$97,746
Median Household Income
$54,052
Median Earnings
$1,743
Median Rent
$675,400
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 - Operational restaurant space with dining furnishings and a fully equipped commercial kitchen for continued food-service use.
Where is this conventional restaurant located?
The property is located at 100 LINCOLN DR Carmel, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: 3,100‑square‑foot conventional restaurant; Commercial kitchen with ovens, fryers, refrigerators, and freezers; Professional preparation station included
