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    1656 County Route 45 Fulton, NY 13069

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    For Sale
    $149,900

    Profitable diner, fully equipped, 50 seats.

    Property size:
    1,352 SF

    Property Features for 1656 County Route 45

    General Information

    Property type
    Other commercial real estate
    Square Feet
    1,352 SF
    Lot Size
    15,682 SF

    Building Details

    Year Built
    1975

    We can help!

    Listing Contact
    Benjamin Diblasi
    Benjamin Diblasi

    Listing Agency: NextHome CNY Realty Listing Agent: Benjamin Diblasi

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

    Learn more

    Property Insight Report

    Overview

    This thriving Fulton, NY diner presents a unique opportunity for an entrepreneur. Established for over 38 years, this turnkey operation boasts a loyal customer base and a strong reputation within the community. The 1,352 square foot building sits on a 0.36-acre lot and offers ample seating for 50 patrons with tables and chairs. Fifteen off-street parking spaces ensure convenient access for customers. The kitchen is fully equipped with stainless steel appliances, reflecting a commitment to quality and efficiency. Recent upgrades include a new furnace and two modern sandwich stations, enhancing both functionality and appeal. The diner's inviting atmosphere and delicious food have made it a local favorite for nearly four decades. This is a rare chance to acquire a well-established, profitable business with significant growth potential. The asking price is $149,900. All necessary equipment and fixtures are included, making this a truly turnkey operation ready for immediate success. Don't miss this exceptional opportunity to own your own thriving diner in a vibrant community.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Dawn's Diner Palermo ... Restaurant D.J.'s Resturant Restaurant

    Suggested Use

    Restaurant Food Market Bar & Pub Discount Store Electrical Service Farmer's Market Fish Market Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Fulton
    County
    Oswego
    State
    New York
    Longitude
    -76.28185
    Latitude
    43.36502

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    FAQs

    What type of property is this?
    Commercial real estate - Profitable diner, fully equipped, 50 seats.
    Where is this commercial real estate located?
    The property is located at 1656 County Route 45 Fulton, NY.
    What is the asking price?
    The asking price for this property is $149,900.
    (315) 882-5727
    Request Owner's contact information
    1656 County Route 45 Fulton, NY 13069
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    Fulton, NY 13069
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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
    1656 County Route 45 Fulton, NY 13069
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    We can help!
    Listing Contact
    Benjamin Diblasi
    Benjamin Diblasi
    Real Estate License ID: 000000000,PersonLicenseNumber
    (315) 882-5727 (315) 567-4663
    Learn more
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