Established Cafe Business For
For Sale
$110,000
725 Irving Ave, Syracuse, NY 13210
Thriving cafe business opportunity in a prime location.
Property Size725 SF
Lot Size0.48 Acres
Days on Market266
Property Features for 725 Irving Ave
General Information
Standard status
Active
Size
725 SF
Lot size
0.48 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$3
Building Details
Building Size
725 SF
Year Built
2023
Stories
1
Units
1
Listing Agency:
WEICHERT, REALTORS-TBG
(315) 480-2215
Listed By:
Kathryn G Woodruff
(315) 480-2215
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 13
Last Checked: Aug 20 at 10:05AM
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 WEICHERT, REALTORS-TBG
Investment Insights
Based on property information with market context.
This is a business opportunity to acquire a recently established and rapidly growing cafe. The cafe is located in the Crouse Irving Memorial Physician's Office Building, with convenient access from both Irving and Crouse Avenues. Its location provides easy walking distance to University and Crouse Hospitals, whose employees, staff, patients, and students make up most of the cafe's current clientele. Syracuse University and SUNY ESF staff and students represent future growth opportunities. All inventory is included in the sale. The seller is willing to stay for a month to assist the new owner with the transition. The property management company and landlord cover all utility costs. The building is served by an elevator, and the current tenant has access to the common public bathrooms and lobby. Two parking spaces near the back entrance along the dock are included. The cafe currently employs one part-time employee who may be willing to stay. This thriving business has much growth potential in a pedestrian-friendly area.
Key Highlights
- Thriving cafe business with rapid growth and high potential
- Prime location within Crouse Irving Memorial Physician's Office Building, near major hospitals and universities
- Included inventory and seller/chef willing to assist with transition for one month
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
$7,204
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
6.55%
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%
$144,080
$144.1K
Cap Rate 7%
$102,914
$102.9K
Cap Rate 9%
$80,044
$80.0K
Market Conditions
NOI Build-Up for 725 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
$10.0K $13.80/SF
− Vacancy
−$400 −$0.55/SF
EGI
$9.6K $13.25/SF
− OpEx
−$2.4K −$3.31/SF
NOI
$7.2K $9.94/SF
Area
Syracuse, NY
Vacancy
4.00%
Lease Rate
$13.80 /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%
$144,080
Cap Rate 7%
$102,914
Cap Rate 9%
$80,044
Alternative Uses
Best Use
Specialty Retail
$102.9K
$90.1K – $120.1K
NOI $7,204 @ 7.0% cap · market cap 6.55%
Second Best
Retail
$91.7K
$80.2K – $107.0K
NOI $6,418 @ 7.0% cap · market cap 5.83%
Theoretical Best
Office A
$126.0K
$110.3K – $147.0K
NOI $8,820 @ 7.0% cap · market cap 8.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,953
Businesses Nearby
23k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 41%
Hotels & Casinos 35%
Shops & Services 24%
Sheraton Syracuse University Hotel and Conference Center
Hotels & Casinos
6,100 visits/mo
0.2 miles
Insomnia Cookies
Dining
6,022 visits/mo
0.1 miles
Chase Bank
Shops & Services
5,497 visits/mo
0.1 miles
Franco's Pizza
Dining
2,233 visits/mo
0.3 miles
Crowne Plaza Syracuse
Hotels & Casinos
1,990 visits/mo
0.4 miles
Demographics for 13210, NY
23,150
Population
9,774
Households
2.4
Avg Household Size
27
Median Age
50%
College-Educated
92%
High-School Grad
3.8 sq mi
ZIP Area
6,092
Density / Sq Mi
$38,783
Median Household Income
$20,554
Median Earnings
$1,081
Median Rent
$167,200
Median Home Value
Market
Vacancy Rate% for Retail in Syracuse, NY
Questions? Ask Rey
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Similar Off Market Nearby
- Eggers Café — Eggers Hall, Syracuse, NY 13210
- Slocum Cafe — Slocum Hall, Syracuse University, Syracuse, NY 13210
- People's Place Cafe — S Crouse Ave, Syracuse, NY 13244
- Starbucks — Campus West Housing, 150 Henry St, Syracuse, NY 13244
- Starbucks — 150 henry st, syracuse, ny 13244
Frequently Asked Questions
What type of property is this?
Coffee shop - Thriving cafe business opportunity in a prime location.
Where is this coffee shop located?
The property is located at 725 Irving Ave Syracuse, NY.
What is the asking price?
The asking price for this property is $110,000.
What are key features of this property?
This property features: Thriving cafe business with rapid growth and high potential; Prime location within Crouse Irving Memorial Physician's Office Building, near major hospitals and universities; Included inventory and seller/chef willing to assist with transition for one month
