Bar & Pub Building with
For Sale
$159,900
134 S Litchfield St, Frankfort, NY 13340
CommercialSale, Frankfort, NY
Property Size1,104 SF
Price / SF$144.84
Days on Market29
Property Features for 134 S Litchfield St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B
Zoning description
Business
Parking
10
Lot features
Rectangular, Rectangular Lot
Elementary school district
Frankfort-Schuyler
Middle school district
Frankfort-Schuyler
High school district
Frankfort-Schuyler
Subdivision
Frankfort-Village-212601
Standard status
Active
APN
112.65-2-46
Size
1,104 SF
Taxes and HOA fees
Tax Annual Amount
3613
Utilities
Sewer type
Public Sewer
Heating system
Baseboard, Electric (Heating)
Water source
Public
Amenities
2 commercial baths
large walk in cooler
full basement
parking
Building Details
Year built
1960
Floors in Building
1
Roof type
Asphalt
Listing Agency:
Keller-Williams Mohawk Valley · Keller Williams Realty
(315) 701-6900
Listed By:
Delbert Ball · License #10401246417
(315) 868-3933
Added: Jul 23
Changed: Aug 19
Last Checked: Aug 20 at 12:06AM
MLS# S1701341
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This building-only sale offers a 1,104-square-foot commercial property currently operating as a local pub and bar. The layout includes two commercial bathrooms, a large walk-in cooler, and a full basement that expands storage and support space. Customer parking is available on the property, and the building dates to 1960.
Located at 134 S Litchfield St in Frankfort, the property has B zoning and is served by public water and public sewer. Baseboard and electric heating support the building, while the asphalt roof provides the existing roof system. Its current configuration is suited to bar and pub operations, with the open commercial layout also supporting other business concepts identified in the property information, including a salon, market, insurance office, or professional workspace.
Located at 134 S Litchfield St in Frankfort, the property has B zoning and is served by public water and public sewer. Baseboard and electric heating support the building, while the asphalt roof provides the existing roof system. Its current configuration is suited to bar and pub operations, with the open commercial layout also supporting other business concepts identified in the property information, including a salon, market, insurance office, or professional workspace.
Key Highlights
- 1,104‑square‑foot building offered without the operating business
- Currently configured and operating as a local pub and bar
- Two commercial bathrooms and a large walk‑in cooler
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
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Similar Off Market Nearby
- V-Ja's Lounge — 307 E Main St, Frankfort, NY 13340
- Heelpath Brewing Co — 122 Marina Park Dr, Frankfort, NY 13340
- Perri's Pub — 134 S Litchfield St, Frankfort, NY 13340
Frequently Asked Questions
What type of property is this?
Bar & Pub - Existing pub layout includes commercial bathrooms, a walk-in cooler, customer parking, and additional basement storage.
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 building offered without the operating business; Currently configured and operating as a local pub and bar; Two commercial bathrooms and a large walk‑in cooler
