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    Turnkey Restaurant & Venue Opportunity Title is generated by Realmo AI

    107 Hibbard Rd, Big Flats, NY 14814

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    For Sale
    $350,000

    Established restaurant and venue with diverse business opportunities and community support.

    Lot size:
    1.18 Acres
    Added:
    Oct 17, 2025
    Days on Market:
    229
    Last Refresh:
    Jan 11 at 11:09 am

    Property Features for 107 Hibbard Rd

    General Information

    Standard status
    Active
    Lot size
    1.18 Acres

    We can help!

    Listing Contact
    Tracey H. Fitzgerald
    Tracey H. Fitzgerald

    Listing agent Tracey H. Fitzgerald License #10401287717

    Listing office Keller Williams Realty Southern Tier & Finger Lakes

    Listing date Oct 17, 2025

    Source Exprealty

    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 Keller Williams Realty Southern Tier & Finger Lakes

    HighLights

    • Turnkey business opportunity: Established community favorite Dairy Barn destination including ice cream parlor, café, and Barn Loft Venue.
    • Includes land, building, kitchen equipment, furnishings, and decorations for all three businesses.
    • Barn Loft Venue is suitable for weddings, parties, and events, with potential for year‑round use.
    • Recent updates include new decking, updated flooring, a half‑bathroom for the venue, and expanded parking.
    • Flexible space adaptable for various business models or a complete fresh start.
    • Opportunity to acquire Armen's Hots Recipe and tap into existing community relationships.

    Overview

    This property, known as The Dairy Barn, presents an opportunity to own a business with a history as a community destination. Established in 1989 as an ice cream parlor, it expanded into a café serving coffee, breakfasts, and lunches. A recent addition is the Barn Loft Venue, a space with rustic charm suitable for weddings, graduation parties, and other special events. The loft includes a newly added half bathroom for guests and is currently designed for three-season use, with the potential for year-round operation. The sale includes the land, building, kitchen equipment, furnishings, and decorations for the ice cream parlor, café, and loft venue. The property offers potential for various business uses, including storage, living space, or a simplified ice cream and party venue. Recent updates include new decking, updated flooring, a half-bathroom for the venue, and an expanded parking lot. The ice cream parlor and café can include the Armen's Hots recipe. The business also provides space for local artisans to sell their creations, a farmer's stand, and community outreach, including school and shelter donations. The property is positioned for success with a devoted customer base and potential for expansion or modification.
    Property Profile Location Intelligence

    Current Use by Public Records

    Wedding venues

    Suggested Use

    Restaurant Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Big Flats
    County
    Chemung
    State
    New York
    Longitude
    -76.9253
    Latitude
    42.1483

    FAQs

    What type of property is this?
    Restaurant - Established restaurant and venue with diverse business opportunities and community support.
    Where is this restaurant located?
    The property is located at 107 Hibbard Rd Big Flats, NY.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: Turnkey business opportunity: Established community favorite Dairy Barn destination including ice cream parlor, café, and Barn Loft Venue.; Includes land, building, kitchen equipment, furnishings, and decorations for all three businesses.; Barn Loft Venue is suitable for weddings, parties, and events, with potential for year‑round use.
    (607) 426-5312
    We can help!
    Listing Contact
    Tracey H. Fitzgerald
    Tracey H. Fitzgerald
    Real Estate License ID: 10401287717
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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.

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    107 Hibbard Rd, Big Flats, NY, 14814-8935
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