Drive-Through Restaurant
For Sale
$599,000
10101 Dustin Rd, Remsen, NY 13438
Seasonal roadside restaurant with established drive-in operations and substantial customer parking.
Property Size3,000 SF
Price / SF$199.67
Days on Market25
Property Features for 10101 Dustin Rd
General Information
Standard status
Active
Size
3,000 SF
Additional Details
Asking Price
$699,000
Building Details
Year Built
1956
Buildings
1
Listing Agency:
Keller-Williams Mohawk Valley
(315) 941-6259
Listed By:
Jeffrey Crannell · License #10401232944
Source:
Skinnercnyrealty
Added: Aug 5
Changed: Aug 28
Last Checked: Aug 29 at 11:50AM
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 Keller-Williams Mohawk Valley
Investment Insights
Based on property information with market context.
The Kayuta Drive In is a seasonal restaurant property with approximately 3,000 square feet of building area and a roadside drive-in format. The business has operated since 1963 and serves classic American fare, including burgers and sundaes. The improvements date to 1956.
Located at 10101 Dustin Road in Remsen, the property offers approximately 815 feet of frontage and ample parking. The offering includes three tax maps, with two lots identified as commercial. The property’s location and drive-through restaurant configuration support continued food-service use.
Located at 10101 Dustin Road in Remsen, the property offers approximately 815 feet of frontage and ample parking. The offering includes three tax maps, with two lots identified as commercial. The property’s location and drive-through restaurant configuration support continued food-service use.
Key Highlights
- Approximately 3,000 square feet of restaurant building area
- Seasonal drive‑in restaurant operating since 1963
- Approximately 815 feet of frontage on Dustin Road
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
$34,555
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
5.77%
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%
$691,100
$691.1K
Cap Rate 7%
$493,643
$493.6K
Cap Rate 9%
$383,944
$383.9K
Market Conditions
NOI Build-Up for 3,000 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
$48.6K $16.20/SF
− Vacancy
−$2.5K −$0.84/SF
EGI
$46.1K $15.36/SF
− OpEx
−$11.5K −$3.84/SF
NOI
$34.6K $11.52/SF
Area
Oneida County, NY
Vacancy
5.20%
Lease Rate
$16.20 /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%
$691,100
Cap Rate 7%
$493,643
Cap Rate 9%
$383,944
Alternative Uses
Best Use
Specialty Retail
$493.6K
$431.9K – $575.9K
NOI $34,555 @ 7.0% cap · market cap 5.77%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$790.6K
$691.7K – $922.3K
NOI $55,339 @ 7.0% cap · market cap 9.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 13438, NY
3,626
Population
1,944
Households
1.9
Avg Household Size
48
Median Age
23%
College-Educated
95%
High-School Grad
95.8 sq mi
ZIP Area
38
Density / Sq Mi
$68,140
Median Household Income
$47,083
Median Earnings
$818
Median Rent
$177,300
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?
Drive through restaurant - Seasonal roadside restaurant with established drive-in operations and substantial customer parking.
Where is this drive through restaurant located?
The property is located at 10101 Dustin Rd Remsen, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Approximately 3,000 square feet of restaurant building area; Seasonal drive‑in restaurant operating since 1963; Approximately 815 feet of frontage on Dustin Road
