Building Details

Building Size 1,932 SF

Listing Agency: Malek Properties C***@malekproperties.com Show Phone

Listed By: Carol Malek · License #31MA1121533 Show Phone

Source: Elliman

Added: Jan 26 Changed: Aug 25 Last Checked: Aug 29 at 10:35AM

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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 Malek Properties

Investment Insights

Based on property information with market context.

This two-story space is currently set up for a restaurant and features equipment, a walk-in, two restrooms, and a bar. Decks on each level provide outdoor seating options. Sweeping lake views and sunsets enhance the location. The property is situated in "Restaurant Row" in the Town of Bethel, near the Bethel Woods Center for the Arts, the site of the 1969 Woodstock music festival. The area attracts tourists year-round due to its history, lakes, and attractions such as Resorts World Casino. Additional square footage of approximately 800' is considered on both covered decks and the roof deck as eating and entertainment areas. This location is suited for seating, entertaining, catering, and parties.

Key Highlights

• Prime lakefront location with sweeping lake views and sunset views.
• Two‑story layout with indoor and outdoor seating, including decks on each level.
• Equipped for restaurant use with existing equipment, walk‑in, two restrooms, and a bar.

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

$24,987

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

3.33%

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%

$499,740 $499.7K

Cap Rate 7%

$356,957 $357.0K

Cap Rate 9%

$277,633 $277.6K

Market Conditions

NOI Build-Up for 1,932 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

$34.8K $18.00/SF

− Vacancy

−$1.5K −$0.76/SF

EGI

$33.3K $17.24/SF

− OpEx

−$8.3K −$4.31/SF

NOI

$25.0K $12.93/SF

Area

Sullivan County, NY

Vacancy

4.20%

Lease Rate

$18.00 /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%

$499,740

Cap Rate 7%

$356,957

Cap Rate 9%

$277,633

Alternative Uses

Best Use

Specialty Retail

$357.0K

$312.3K – $416.5K (±1% cap)

NOI $24,987 @ 7.0% cap · market cap 3.33%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$529.9K

$463.7K – $618.2K (±1% cap)

NOI $37,094 @ 7.0% cap · market cap 4.95%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Santorini Mix Grill Restaurant

Suggested Use

Top Pick Auto Repair Shop Butcher Wine and Liquor Store Supermarket Bed & Breakfast Farmer's Market

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

80

Businesses Nearby

Explore this area Business Placement

Demographics for 12749, NY

293

Population

384

Households

0.8

Avg Household Size

45

Median Age

19%

College-Educated

100%

High-School Grad

2.2 sq mi

ZIP Area

133

Density / Sq Mi

$170,524

Median Household Income

$57,734

Median Earnings

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Restaurant - Two-story restaurant space with lake views in Bethel, NY.

Where is this restaurant located?

The property is located at 13 Horseshoe Lake Rd Kauneonga Lake, NY.

What is the asking price?

The asking price for this property is $750,000.

What are key features of this property?

This property features: Prime lakefront location with sweeping lake views and sunset views.; Two‑story layout with indoor and outdoor seating, including **decks on each level**.; Equipped for restaurant use with existing equipment, walk‑in, two restrooms, and a bar.