Your AI Navigator in Commercial Real Estate
Sign Up Successful!
You now have access to more from Realmo!
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    AI Search
    Back to Search

    27539 County Route 193 Theresa, NY 13691

    Loading data...
    Loading data...
    Loading data...
    For Sale
    $350,000

    Well-established seasonal ice cream stand, a community favorite for 25+ years.

    Lot size:
    1.01 Acres

    Property Features for 27539 County Route 193

    General Information

    Lot size
    1.01 Acres

    Building Details

    Year built
    1820

    We can help!

    Listing Contact
    Melinda Countryman
    Source: Elliman

    Listing Agent: Melinda Countryman

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

    Learn more

    Overview

    Established Ice Cream Stand For Sale

    This well-established seasonal ice cream stand has been a community favorite for over 25 years. Conveniently located near several popular lakes, it is positioned as a stop for families, fishermen, and vacationers. The turnkey operation comes fully equipped and ready to open for the next season. Situated in a high-traffic location with great visibility, the business benefits from a loyal customer base and strong seasonal income. There is potential to expand offerings or add outdoor seating. The property is located at 27539 County Route 193, Theresa, NY 13691.
    Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Wholesale Shop Auto Repair Shop Gym & Fitness Food Market Grocery Store Bar & Pub Cosmetics Store Wine and Liquor Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Theresa
    County
    St. Lawrence
    State
    New York
    Longitude
    -75.8206735
    Latitude
    44.2225511

    Nearby Similar for Sale

    • New
      $125,000
      4,753 SF

      Theresa Four-Unit Income Property

      Spacious four-unit property in Theresa, NY with immediate income potential.
      204 Commercial St, Theresa, NY 13691
      View Details
    • Contact for pricing
      1.29 Acres

      Waterfront Land on Indian River

      Waterfront land perfect for a house or camp with fishing.
      33583 Broadwell Rd, Theresa, NY 13691
      View Details
    • $84,900

      Commercial Building in Theresa, NY

      Commercial building with ample parking and recent updates for sale.
      215 Main St, Theresa, NY 13691
      View Details
    • $135,000
      1,428 SF

      Former Gas Station/Convenience Store

      Located off Interstate 81, suitable for various business uses.
      24812 State Route 411, Theresa, NY 13691
      View Details
    • $99,900
      4,556 SF

      Historic Church - Prime Commercial Space

      Spacious former church, endless potential, ample parking.
      219 Commercial St, Theresa, NY 13691
      View Details

    FAQs

    What type of property is this?
    Storefront property - Well-established seasonal ice cream stand, a community favorite for 25+ years.
    Where is this storefront property located?
    The property is located at 27539 County Route 193 Theresa, 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: - Established ice cream stand with 25+ years of operation; - Turnkey business opportunity, fully equipped and ready to open; - High-traffic location with excellent visibility
    (866) 525-3466
    Request Owner's contact information
    27539 County Route 193 Theresa, NY 13691
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    27539 County Route 193
    Theresa, NY 13691
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    27539 County Route 193 Theresa, NY 13691
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    We can help!
    Listing Contact
    Melinda Countryman
    (866) 525-3466
    Learn more
    Google sign-in failed. Please try again or use another login method.
    Create New Password
    • At least 8 characters
    • Contains both letters and numbers
    • Contains uppercase and lowercase letters
    • At most 32 characters
    • Password required
    • Password reset link has expired. Please request a new one.