Drive-Through Restaurant with Metal
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 Market301
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
Paved or Surfaced, Driveway, Offsite
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: Aug 19
Last Checked: Aug 20 at 4:06AM
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.
Introducing Kayuta Drive In, a drive-through restaurant property on Dustin Road in Remsen, NY. The restaurant building is approximately 3,000 square feet and was built in 1956, with a metal roof. The property sits on 4.9 acres +/- and includes about 815 feet of frontage +/-. Parking is available on-site with paved/surfaced areas and driveway access.
A one-bedroom, one-bathroom house next door is included as part of the offering, with 840 square feet of space. The home has been remodeled and may be used as a rental or owner-occupied by the buyer. The property is served by a septic tank, and public remarks note that there are 3 tax map numbers for the available property, including 2 commercial lots.
Public remarks also reference an additional 5 +/- acres on Dustin Road as a potential add-on tax map number, described as not included in the primary pricing referenced in the remarks.
A one-bedroom, one-bathroom house next door is included as part of the offering, with 840 square feet of space. The home has been remodeled and may be used as a rental or owner-occupied by the buyer. The property is served by a septic tank, and public remarks note that there are 3 tax map numbers for the available property, including 2 commercial lots.
Public remarks also reference an additional 5 +/- acres on Dustin Road as a potential add-on tax map number, described as not included in the primary pricing referenced in the remarks.
Key Highlights
- Approximately 3,000 SF drive‑through restaurant building with metal roof
- 4.9 acres +/- with about 815 feet of frontage +/- on Dustin Road
- One‑bedroom, one‑bathroom home next door remodeled, 840 SF
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
9
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 - Drive-through restaurant on septic with paved parking and metal roof, plus a remodeled one-bedroom home next door.
Where is this drive through 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 SF drive‑through restaurant building with metal roof; 4.9 acres +/- with about 815 feet of frontage +/- on Dustin Road; One‑bedroom, one‑bathroom home next door remodeled, 840 SF
