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    1006 State Route 9h Ghent, NY 12075

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    For Sale
    $1,295,500

    Turnkey restaurant and event venue with historic house and pond.

    Type:Commercial
    Property size:
    10,734 SF
    Lot size:
    3.66 Acres
    Added:
    Jan 12, 2026
    Days on Market:
    98
    Last Refresh:
    Apr 5 at 8:32 pm

    Property Features for 1006 State Route 9h

    General Information

    Standard status
    Active
    Size
    10,734 SF
    Lot size
    3.66 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1950

    We can help!

    Listing Contact
    ELIZABETH HENDLER

    Listing agent ELIZABETH HENDLER License #10401284368

    Listing office BERKSHIRE HATHAWAY HOMESERVICE

    Listing date Jan 12, 2026

    Source Corcoran

    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 BERKSHIRE HATHAWAY HOMESERVICE

    Overview

    Iconic Restaurant and Event Venue

    This property, located minutes from Hudson, NY, and less than a mile from the Columbia County Airport, offers a blend of history and opportunity. Situated on 3.66 acres with 270 feet of road frontage on Route 9H, the property features a 9800 sq. ft. restaurant building, a historic 1300 sq. ft. house, and a pond. The restaurant, a Columbia County staple since the 1960s, can seat 550 guests and includes a 24-seat horseshoe-shaped mahogany bar. Separate banquet rooms accommodate weddings, private events, and large gatherings. The property also includes 120 parking spaces and a barn for outdoor events. The sale includes the Kozel brand and business, complete with all restaurant equipment, fixtures, and furniture for a turnkey operation (optional). The 1300 sq. ft. house offers on-site housing. This property presents numerous possibilities, including continuing the restaurant's legacy or repurposing the site for a cidery, banquet facility, catering operation, or brewery. It offers great potential with frontage on one of the most traveled roads in Columbia County and is centrally located to NYC, Hudson, Albany, and the Berkshires.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Real Estate Agency Building Supply Dental Office Hair Salon Auto Repair Shop Auto Parts Store Kitchen & Bath Showroom Accounting Firm Storage Facility

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

    Location Insight

    • Map
    • Local Demand
    City
    Ghent
    County
    Columbia
    State
    New York
    Longitude
    -73.7181
    Latitude
    42.2853

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    FAQs

    What type of property is this?
    Restaurant - Turnkey restaurant and event venue with historic house and pond.
    Where is this restaurant located?
    The property is located at 1006 State Route 9h Ghent, NY.
    What is the asking price?
    The asking price for this property is $1,295,500.
    What are key features of this property?
    This property features: Sprawling 9800 sq. ft. restaurant with seating for 550 guests, including a 24‑seat mahogany bar and banquet rooms.; Turnkey operation includes the Kozel's Restaurant brand and business (optional), along with all equipment, fixtures, and furniture.; Prime location minutes from Hudson, NY, less than a mile from Columbia County Airport, and featuring 270 feet of road frontage on Route 9H.
    (518) 758-1300
    We can help!
    Listing Contact
    ELIZABETH HENDLER
    Real Estate License ID: 10401284368
    Learn More
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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
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