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    Turnkey Restaurant with Outdoor Seating Title is generated by Realmo AI

    43641 State Route 12, Alexandria, NY 13607

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    For Sale
    $450,000

    Turnkey restaurant opportunity with furnished interior and outdoor dining, supported by easy access and ample on-site parking.

    Type:Commercial
    Added:
    Jun 1, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 6 at 1:58 am

    Property Features for 43641 State Route 12

    General Information

    Standard status
    Active
    Property subtype
    Commercial

    Building Details

    Year Built
    1989

    We can help!

    Listing Contact
    Shondra Beach

    Listing agent Shondra Beach License #10401349039

    Listing office Bridgeview Real Estate Services

    Listing date Jun 1, 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 Bridgeview Real Estate Services

    HighLights

    • Turnkey commercial restaurant opportunity; includes all seating and commercial restaurant equipment, offered fully furnished.
    • Restaurant seating for 86 guests indoors, plus outdoor dining seating for an additional 24 guests.
    • Ample on‑site parking with over 50 spots available.
    • Year built: 1989; currently operating as Wolfe’s Kountry Kottage for nearly a decade.
    • New electric AC unit installed for warm‑weather comfort.
    • Located on NYS Route 12 between Alexandria Bay and Clayton, close to Interstate 81.

    Overview

    This turnkey commercial restaurant is currently operating as Wolfe’s Kountry Kottage, serving breakfast and lunch favorites daily for nearly a decade. The property is offered fully furnished with all seating and commercial restaurant equipment included, making it ready for the next owner from day one. Seating includes space for 86 guests indoors, plus an outdoor dining area for an additional 24 guests. A brand-new electric AC unit is also in place to support year-round comfort.

    The restaurant is located on one of the busiest roads in the Thousand Islands region on NYS Route 12 between Alexandria Bay and Clayton, with close access to Interstate 81. The site is described as offering exceptional visibility and easy accessibility, along with abundant parking, with over 50 spots available. It is also positioned very near the St. Lawrence River, drawing tourists, seasonal visitors, and local cottagers throughout the year.

    This property suits buyers looking to continue an established restaurant tradition or bring their own concept to a high-visibility site. With room to expand the existing building and enlarge the outdoor dining area, the layout supports both operational continuity and future development while maintaining an on-site guest experience built around breakfast and lunch service.
    Location Intelligence

    Current Use by Public Records

    Breakfast & diners

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Hotel & Motel Food Market Storage Facility Bar & Pub (Bike/Boat/Book/etc) Store Travel Agency Bed & Breakfast

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

    Similar Places Nearby

    • Wolfes Kountry Kottage — 43641 NY-12, Alexandria Bay, NY 13607

    Location Insight

    • Map
    • Local Demand
    City
    Alexandria
    County
    Jefferson
    State
    New York
    Longitude
    -75.9610238
    Latitude
    44.2999508

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    FAQs

    What type of property is this?
    Breakfast & diner - Turnkey restaurant opportunity with furnished interior and outdoor dining, supported by easy access and ample on-site parking.
    Where is this breakfast & diner located?
    The property is located at 43641 State Route 12 Alexandria, NY.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Turnkey commercial restaurant opportunity; includes all seating and commercial restaurant equipment, offered fully furnished.; Restaurant seating for 86 guests indoors, plus outdoor dining seating for an additional 24 guests.; Ample on‑site parking with over 50 spots available.
    (315) 782-9292
    We can help!
    Listing Contact
    Shondra Beach
    Real Estate License ID: 10401349039
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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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