Breakfast Diner with Ice Cream
New
For Sale
$375,000
8541 State Route 3, Henderson, NY 13650
Operating food-service property with a commercial kitchen, attached dessert shop, and substantial customer parking.
Property Size2,620 SF
Price / SF$143.13
Days on Market2
Property Features for 8541 State Route 3
General Information
Standard status
Active
Size
2,620 SF
Amenities
all-stone driveway
storage shed
Building Details
Year Built
1985
Buildings
1
Listing Agency:
Keller Williams Northern New York
Listed By:
Noah Taylor · License #10401359495
(315) 778-6473
Source:
Skinnercnyrealty
Added: Sep 9
Last Checked: Sep 9 at 3:00PM
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 Northern New York
Investment Insights
Based on property information with market context.
This breakfast diner at 8541 State Route 3 includes approximately 2,620 square feet across the main restaurant and an attached ice cream shop constructed in 2019. The restaurant features a spacious dining area, luxury vinyl plank flooring installed in 2019, and a large industrial kitchen equipped for high-volume service. Equipment includes multiple refrigerators and freezers, a walk-in freezer, deep fryers, cooktops, pizza oven, ice machine, milkshake equipment, flurry machines, and substantial preparation space.
The 2019 ice cream addition includes two Taylor soft-serve machines, hard-serve dipping cabinets, a Flavor Burst Astro blender system with up to 64 flavor options, and additional shake and flurry equipment. Mini-split heating and air conditioning serve both areas. Exterior improvements include an all-stone driveway, expansive parking with easy vehicle turnaround, and a storage shed. The restaurant is scheduled to operate Wednesday through Sunday from 6:00 AM to 1:30 PM beginning in mid-March 2026. Most restaurant equipment and supplies are negotiable with the sale.
The 2019 ice cream addition includes two Taylor soft-serve machines, hard-serve dipping cabinets, a Flavor Burst Astro blender system with up to 64 flavor options, and additional shake and flurry equipment. Mini-split heating and air conditioning serve both areas. Exterior improvements include an all-stone driveway, expansive parking with easy vehicle turnaround, and a storage shed. The restaurant is scheduled to operate Wednesday through Sunday from 6:00 AM to 1:30 PM beginning in mid-March 2026. Most restaurant equipment and supplies are negotiable with the sale.
Key Highlights
- Approximately 2,620 square feet with an attached ice cream shop built in 2019
- Large industrial kitchen with walk‑in freezer, multiple refrigeration units, deep fryers, cooktops, and prep space
- Ice cream shop includes two Taylor soft‑serve machines and hard‑serve dipping cabinets
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
$26,882
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
7.17%
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%
$537,640
$537.6K
Cap Rate 7%
$384,029
$384.0K
Cap Rate 9%
$298,689
$298.7K
Market Conditions
NOI Build-Up for 2,620 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
$37.4K $14.28/SF
− Vacancy
−$1.6K −$0.60/SF
EGI
$35.8K $13.68/SF
− OpEx
−$9.0K −$3.42/SF
NOI
$26.9K $10.26/SF
Area
Jefferson County, NY
Vacancy
4.20%
Lease Rate
$14.28 /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%
$537,640
Cap Rate 7%
$384,029
Cap Rate 9%
$298,689
Alternative Uses
Best Use
Specialty Retail
$384.0K
$336.0K – $448.0K
NOI $26,882 @ 7.0% cap · market cap 7.17%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$722.2K
$632.0K – $842.6K
NOI $50,556 @ 7.0% cap · market cap 13.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13650, NY
1,336
Population
1,514
Households
0.9
Avg Household Size
52
Median Age
27%
College-Educated
96%
High-School Grad
41.1 sq mi
ZIP Area
33
Density / Sq Mi
$91,458
Median Household Income
$43,021
Median Earnings
$797
Median Rent
$206,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Henderson Harbor Lodge Bed & Breakfast — 12730 Harbor Rd, Henderson, NY 13650
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Operating food-service property with a commercial kitchen, attached dessert shop, and substantial customer parking.
Where is this breakfast & diner located?
The property is located at 8541 State Route 3 Henderson, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Approximately 2,620 square feet with an attached ice cream shop built in 2019; Large industrial kitchen with walk‑in freezer, multiple refrigeration units, deep fryers, cooktops, and prep space; Ice cream shop includes two Taylor soft‑serve machines and hard‑serve dipping cabinets
