Restaurant and Bar Building with
For Sale
$375,000
850 Main Street, Margaretville, NY 12455
Two-sided building with an established tenant on one side, a vacant former wine bar on the other, plus garage and side yard.
Property Size2,064 SF
Price / SF$181.69
Days on Market125
Property Features for 850 Main Street
General Information
Standard status
Active
Size
2,064 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3,057
Amenities
Central air
Baseboard Heating
Ceiling Fan(S) Cooling
concrete Flooring
Electric Heating
FORCED AIR Heating
wood Flooring
Building Details
Year Built
1950
Listing Agency:
UNITED REAL ESTATE HV EDGE
(845) 204-6939
Listed By:
JAYME STATEN
Source:
Corcoran
Added: Apr 30
Changed: Aug 31
Last Checked: Aug 31 at 6:23PM
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 UNITED REAL ESTATE HV EDGE
Investment Insights
Based on property information with market context.
This two-sided restaurant and bar building offers a flexible layout with income potential. One side of the property is currently occupied by a tenant, while the other side—previously operated as a wine bar—is vacant and ready for a new concept.
Situated right in the heart of Margaretville’s village at 850 Main Street, the property includes additional outdoor and expansion support. A 672-square-foot garage space and an adjacent side yard can help create indoor/outdoor seating options.
With its mix of occupied and vacant space, the building is suited for either an owner-occupant seeking to operate while collecting rent or an investor looking for multiple income streams within a single asset. The configuration allows for re-imagining the vacant portion for a variety of uses consistent with the property’s existing buildout.
Situated right in the heart of Margaretville’s village at 850 Main Street, the property includes additional outdoor and expansion support. A 672-square-foot garage space and an adjacent side yard can help create indoor/outdoor seating options.
With its mix of occupied and vacant space, the building is suited for either an owner-occupant seeking to operate while collecting rent or an investor looking for multiple income streams within a single asset. The configuration allows for re-imagining the vacant portion for a variety of uses consistent with the property’s existing buildout.
Key Highlights
- Two‑sided commercial building on Main Street in Margaretville
- Tenant‑occupied on one side, providing immediate rental income
- Other side is a vacant former wine bar space, ready for new use
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
$32,032
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
8.54%
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%
$640,640
$640.6K
Cap Rate 7%
$457,600
$457.6K
Cap Rate 9%
$355,911
$355.9K
Market Conditions
NOI Build-Up for 2,064 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
$44.6K $21.60/SF
− Vacancy
−$1.9K −$0.91/SF
EGI
$42.7K $20.69/SF
− OpEx
−$10.7K −$5.17/SF
NOI
$32.0K $15.52/SF
Area
Delaware County, NY
Vacancy
4.20%
Lease Rate
$21.60 /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%
$640,640
Cap Rate 7%
$457,600
Cap Rate 9%
$355,911
Alternative Uses
Best Use
Specialty Retail
$457.6K
$400.4K – $533.9K
NOI $32,032 @ 7.0% cap · market cap 8.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.01M
$886.1K – $1.18M
NOI $70,886 @ 7.0% cap · market cap 18.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
20k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 52%
Shops & Services 48%
Super Foodtown
Groceries
10,548 visits/mo
0.1 miles
Dollar General
Shops & Services
5,724 visits/mo
0.4 miles
NBT Bank
Shops & Services
2,306 visits/mo
0.0 miles
Sunoco
Shops & Services
1,631 visits/mo
0.2 miles
Demographics for 12455, NY
1,820
Population
1,697
Households
1.1
Avg Household Size
56
Median Age
27%
College-Educated
91%
High-School Grad
71.3 sq mi
ZIP Area
26
Density / Sq Mi
$74,271
Median Household Income
$34,531
Median Earnings
$1,297
Median Rent
$219,600
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.
Similar Off Market Nearby
- Oda Wine Garden — 743 Main St, Margaretville, NY 12455
- Binnekill Tavern — 746 Main St, Margaretville, NY 12455
- Zada's — 850 Main St, Margaretville, NY 12455
Frequently Asked Questions
What type of property is this?
Bar & Pub - Two-sided building with an established tenant on one side, a vacant former wine bar on the other, plus garage and side yard.
Where is this bar & pub located?
The property is located at 850 Main Street Margaretville, 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: Two‑sided commercial building on Main Street in Margaretville; Tenant‑occupied on one side, providing immediate rental income; Other side is a vacant former wine bar space, ready for new use
