Restaurant with Office and
4704 State Route 9 Unit 4704, Plattsburgh, NY 12901
Commercial property with restaurant, office, storage, and large parking.
Property size:
2,248 SFLot size:
1.60 AcresPrice / SF:
$166/SF- Added:
- Oct 8, 2023
- Days on Market:
- 969
- Last Refresh:
- May 12 at 9:10 pm
Property Features for 4704 State Route 9 Unit 4704
General Information
- Standard status
- Active
- Size
- 2,248 SF
- Lot size
- 1.60 Acres
- Property subtype
- Other
Building Details
- Year Built
- 2012
Listing agent Anne-Marie Farrell
Listing office A-M Farrell Real Estate (518) 572-4944
Listing date Oct 8, 2023
Source Xome
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 A-M Farrell Real Estate
HighLights
- Large 1.6‑acre lot with ample parking and easy access.
- Two separate buildings: a rebuilt restaurant (70 seats) and a newer office/storage building (built in 2018).
- Excellent location near golf courses, Lake Champlain, boat launch, beaches, the international airport, and various businesses.
- Includes a stand‑alone walk‑in freezer and essential restaurant equipment/furnishings.
- High traffic count, offering great visibility.
- Flexible commercial space suitable for various business needs, currently set up as a restaurant.
Overview
This commercial property is currently configured as a restaurant but offers adaptability for various business needs. The property includes a large parking lot designed for convenient access. Situated on a 1.6-acre lot, it features two separate buildings. The restaurant building, accommodating 70 seats, was completely rebuilt in 2012. A second building, constructed in 2018, is currently utilized for office and storage purposes, with the storage located on the second floor. The property also includes a stand-alone walk-in freezer. The location is within a few miles of golf courses, Lake Champlain, a public boat launch, beaches, marinas, and the international airport. The surrounding area includes residential neighborhoods, businesses, industrial and manufacturing complexes, and warehousing on the old Air Force Base. The property size is 2248 square feet.
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $54.0k | $24.00 |
| − Vacancy | −$11.9k | −$5.28 |
| EGI | $42.1k | $18.72 |
| − OpEx | −$10.5k | −$4.68 |
| NOI | $31.6k | $14.04 |
2,248 SF · lease $24.00/SF/yr · vacancy 22.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$450.9K
$394.5K – $526.0K
NOI $31,562 @ 7.0% cap · market cap 8.42%
Second Best
Specialty Retail
$415.3K
$363.4K – $484.6K
NOI $29,073 @ 7.0% cap · market cap 7.75%
Theoretical Best
Office A
$619.7K
$542.2K – $723.0K
NOI $43,377 @ 7.0% cap · market cap 11.57%
Zoning and permitted uses should be independently verified with local authorities.
Location Intelligence
Current Use by Public Records
Conventional restaurants
Location Insight
- Map
- Local Demand
- City
- Plattsburgh
- County
- Clinton
- State
- New York
- Longitude
- -73.444877
- Latitude
- 44.670006
Nearby Similar for Sale
FAQs
What type of property is this?
Conventional restaurant - Commercial property with restaurant, office, storage, and large parking.
Where is this conventional restaurant located?
The property is located at 4704 State Route 9 Unit 4704 Plattsburgh, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Large 1.6‑acre lot with ample parking and easy access.; Two separate buildings: a rebuilt restaurant (70 seats) and a newer office/storage building (built in 2018).; Excellent location near golf courses, Lake Champlain, boat launch, beaches, the international airport, and various businesses.
