Pub Building with Full
For Sale
$159,900
134 S Litchfield St, Frankfort, NY 13340
Operating bar property with flexible open space, two commercial bathrooms, a walk-in cooler, and on-site parking.
Property Size1,104 SF
Price / SF$144.84
Days on Market28
Property Features for 134 S Litchfield St
General Information
Standard status
Active
Size
1,104 SF
Additional Details
Highway Access
Yes
Amenities
2 commercial baths
large walk in cooler
full basement
parking
Building Details
Year Built
1960
Buildings
1
Building Size
1,104 SF
Tenancy
Single
Owner Occupied
Yes
Listing Agency:
Keller-Williams Mohawk Valley
(315) 868-3933
Listed By:
Delbert Ball · License #10401246417
Source:
Skinnercnyrealty
Added: Aug 3
Changed: Aug 30
Last Checked: Aug 30 at 9:46AM
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 Keller-Williams Mohawk Valley
Investment Insights
Based on property information with market context.
This 1,104-square-foot bar and pub building is offered with the real estate only and is currently operated as a local bar. The interior includes an open commercial layout, two commercial bathrooms, a large walk-in cooler, and a full basement that adds usable storage and support space. The property was built in 1960.
Located at 134 S Litchfield St in Frankfort, the building includes on-site parking. Wades Honey Hole park is a short walk away, while ALDI, the New York State Thruway, and Herkimer County Community College are nearby. The existing layout and commercial features support continued bar use or repositioning for another business concept.
Located at 134 S Litchfield St in Frankfort, the building includes on-site parking. Wades Honey Hole park is a short walk away, while ALDI, the New York State Thruway, and Herkimer County Community College are nearby. The existing layout and commercial features support continued bar use or repositioning for another business concept.
Key Highlights
- 1,104‑square‑foot commercial building offered with the real estate only
- Currently operating as a local bar and pub
- Full basement provides additional storage and support space
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
$12,716
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
7.95%
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%
$254,320
$254.3K
Cap Rate 7%
$181,657
$181.7K
Cap Rate 9%
$141,289
$141.3K
Market Conditions
NOI Build-Up for 1,104 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
$17.9K $16.20/SF
− Vacancy
−$930 −$0.84/SF
EGI
$17.0K $15.36/SF
− OpEx
−$4.2K −$3.84/SF
NOI
$12.7K $11.52/SF
Area
Oneida County, NY
Vacancy
5.20%
Lease Rate
$16.20 /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%
$254,320
Cap Rate 7%
$181,657
Cap Rate 9%
$141,289
Alternative Uses
Best Use
Specialty Retail
$181.7K
$159.0K – $211.9K
NOI $12,716 @ 7.0% cap · market cap 7.95%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$290.9K
$254.6K – $339.4K
NOI $20,365 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
2k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
M&T Bank
Shops & Services
2,123 visits/mo
0.2 miles
Demographics for 13340, NY
7,652
Population
3,427
Households
2.2
Avg Household Size
45
Median Age
22%
College-Educated
94%
High-School Grad
60.3 sq mi
ZIP Area
127
Density / Sq Mi
$69,928
Median Household Income
$44,464
Median Earnings
$872
Median Rent
$143,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- V-Ja's Lounge — 307 E Main St, Frankfort, NY 13340
- Perri's Pub — 134 S Litchfield St, Frankfort, NY 13340
- Heelpath Brewing Co — 122 Marina Park Dr, Frankfort, NY 13340
Frequently Asked Questions
What type of property is this?
Bar & Pub - Operating bar property with flexible open space, two commercial bathrooms, a walk-in cooler, and on-site parking.
Where is this bar & pub located?
The property is located at 134 S Litchfield St Frankfort, NY.
What is the asking price?
The asking price for this property is $159,900.
What are key features of this property?
This property features: 1,104‑square‑foot commercial building offered with the real estate only; Currently operating as a local bar and pub; Full basement provides additional storage and support space
