Kayuta Drive-In
For Sale
$599,000
10101 Dustin Road, Remsen, NY 13438
CommercialSale, Remsen, NY
Property Size3,000 SF
Lot Size4.90 Acres
Price / SF$199.67
Days on Market331
Property Features for 10101 Dustin Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Fast Food
Zoning description
Commercial
Parking
34
Parking features
Offsite, Paved or Surfaced, Driveway
Lot features
Irregular Lot
Elementary school district
Remsen
Middle school district
Remsen
High school district
Remsen
Directions
Route 12 north to Remsen. Property is on the right at the corner of Route 12 and Dustin Road
Subdivision
Remsen-305289
Standard status
Active
APN
305289-084-000-0001-008-001-0000
Size
3,000 SF
Lot size
4.90 Acres
Taxes and HOA fees
Tax Annual Amount
9240
Utilities
Sewer type
Septic Tank
Building Details
Year built
1956
Floors in Building
1
Roof type
Metal
Listing Agency:
Keller-Williams Mohawk Valley · Keller Williams Realty
(315) 701-6900
Listed By:
Jeffrey Crannell · License #10401232944
(315) 941-6259
Added: Oct 24, 2025
Changed: Sep 16
Last Checked: Sep 19 at 11:06AM
MLS# S1647157
Copyright © 2026 New York State Alliance of MLSs, LLC. 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.
Kayuta Drive-In is a seasonal conventional restaurant at 10101 Dustin Road in Remsen, New York. The approximately 3,000-square-foot building dates to 1956 and is identified for Fast Food zoning, supporting its established restaurant format.
The property includes paved or surfaced parking, driveway access, and offsite parking availability. A septic tank serves the site, and the building has a metal roof. The location is in Oneida County, with postal code 13438.
The property includes paved or surfaced parking, driveway access, and offsite parking availability. A septic tank serves the site, and the building has a metal roof. The location is in Oneida County, with postal code 13438.
Key Highlights
- Approximately 3,000 square feet
- Fast Food zoning
- Seasonal conventional restaurant
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
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
9
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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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 - Seasonal roadside restaurant with paved parking, driveway access, and a metal roof.
Where is this conventional restaurant located?
The property is located at 10101 Dustin Road 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; Fast Food zoning; Seasonal conventional restaurant
