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    Established Diner Business Opportunity Title is generated by Realmo AI

    8955 Swamp Rd, Brookfield, NY 13480

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    For Sale
    $199,000

    Turnkey diner with outbuildings and gas pump for sale.

    Type:Commercial
    Property size:
    6,900 SF
    Price / SF:
    $28/SF
    Added:
    May 14, 2026
    Days on Market:
    15
    Last Refresh:
    May 14 at 3:33 am

    Property Features for 8955 Swamp Rd

    General Information

    Standard status
    Active
    Size
    6,900 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1939

    We can help!

    Listing Contact
    Laura N. DuBois

    Listing agent Laura N. DuBois

    Listing office

    Listing date May 14, 2026

    Source Elliman

    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 Laura N. DuBois

    HighLights

    • Turnkey restaurant business with equipment and inventory included.
    • Large building with 6900 sq ft of floor space and 30' high ceilings, suitable for various business ventures (micro‑brewery, entertainment venue, antique shop, etc.).
    • Includes 3 outbuildings and above‑ground fuel tanks for a working gas pump.
    • Prime location near the Brookfield Trail System and State Land, ideal for attracting hikers, horseback riders, and snowmobilers.
    • Established business with a history dating back to 1869.
    • Proximity to Colgate University, Turning Stone Casino, and Utica.

    Overview

    This property, known as Kling's Mills, has been in operation since 1869, functioning as a grocery store, hardware store, gas station, and diner. Currently, it operates as a popular local diner. The building features approximately 6900 square feet of floor space, with one section reaching about 30 feet in height. The property presents opportunities for various ventures, including a micro-brewery, entertainment venue, or antique shop. The restaurant is a turnkey business, with equipment and inventory included in the sale. The property also includes three outbuildings and above-ground fuel tanks for the working gas pump. Its location caters to hikers, horseback riders, and snowmobilers, with the Brookfield Trail System and State Land nearby. Additionally, it is a short drive to Colgate University, Turningstone Casino, and Utica.
    Location Intelligence

    Current Use by Public Records

    Breakfast & diners

    Suggested Use

    Restaurant Hotel & Motel Bed & Breakfast Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Brookfield
    County
    Madison
    State
    New York
    Longitude
    -75.4084625
    Latitude
    42.8534013

    FAQs

    What type of property is this?
    Breakfast & diner - Turnkey diner with outbuildings and gas pump for sale.
    Where is this breakfast & diner located?
    The property is located at 8955 Swamp Rd Brookfield, NY.
    What is the asking price?
    The asking price for this property is $199,000.
    What are key features of this property?
    This property features: Turnkey restaurant business with equipment and inventory included.; Large building with **6900 sq ft of floor space and 30' high ceilings**, suitable for various business ventures (micro‑brewery, entertainment venue, antique shop, etc.).; Includes 3 outbuildings and above‑ground fuel tanks for a working gas pump.
    (315) 691-2100
    We can help!
    Listing Contact
    Laura N. DuBois
    Learn More
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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.

    More about this property
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