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    1142-44 State Route 122 Constable, NY 12926

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    For Sale
    $165,000

    Profitable Deli & Apartments, Turnkey Operation

    Property size:
    3,500 SF

    Property Features for 1142-44 State Route 122

    General Information

    Property type
    Mixed-use properties
    Square Feet
    3,500 SF
    Lot Size
    32,670 SF

    Building Details

    Year Built
    1920

    We can help!

    Listing Contact
    Edward Legacy

    Listing Agency: North Country Realty Listing Agent: Edward Legacy

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    This exceptional mixed-use property in Constable, NY, presents a unique investment opportunity. The main building encompasses a thriving 1500-square-foot deli, complete with retail space, ample storage, and an 8x12 walk-in cooler. A half-bath is conveniently located within the deli area. The property also includes a 1000-gallon gas tank equipped with a computerized pump system. Heating and cooling are efficiently managed by a monitored heat pump system, and a reverse osmosis system ensures high-quality water. Recent upgrades include a new ATM machine, cash register, and safe, along with a three-year-old equipment and fixture refresh. Adding to the income potential are two fully renovated 2-bedroom, 1-bathroom apartments. Each apartment boasts updated electrical, heating, plumbing, hot water systems, windows, doors, walls, ceilings, floors, and roofs. Modern kitchens feature new cabinets and appliances, complemented by new bathrooms. One apartment currently rents for $950 per month (owner pays electric), while the other rents for $850 (tenant pays utilities). The property sits on a 0.75-acre lot, offering ample space and potential for future expansion. This turnkey operation is priced at $165,000 and includes a comprehensive list of equipment. This is a rare opportunity to acquire a profitable and well-maintained commercial property with significant rental income potential. Contact us today for a detailed equipment list and to schedule a viewing.
    Property Profile Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Restaurant Law Firm Auto Repair Shop Food Market Grocery & Convenience Store Bar & Pub (Bike/Boat/Book/etc) Store Adult Day Care

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

    Location Insight

    • Map
    • Local Demand
    City
    Constable
    County
    Franklin
    State
    New York
    Longitude
    -74.29726
    Latitude
    44.92928

    Nearby Similar for Sale

    • $199,500
      4,756 SF

      Well-Maintained Four-Unit Building

      Investment property featuring four units with modern amenities in Constable, NY.
      11 State Route 122, Constable, NY 12926
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Profitable Deli & Apartments, Turnkey Operation
    Where is this mixed-use property located?
    The property is located at 1142-44 State Route 122 Constable, NY.
    What is the asking price?
    The asking price for this property is $165,000.
    (518) 832-0616
    Request Owner's contact information
    1142-44 State Route 122 Constable, NY 12926
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    Constable, NY 12926
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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
    1142-44 State Route 122 Constable, NY 12926
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    We can help!
    Listing Contact
    Edward Legacy
    (518) 832-0616 (518) 483-0800
    Learn more
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