Building Details

Building Size 2,206 SF

Year Built 1926

Buildings 1

Listing Agency: Peak Valley Real Estate

Listed By: Adam Coolidge Show Phone

Source: Bobmillerrealestate

Added: Oct 6 Changed: Oct 26 Last Checked: Oct 26 at 2:48PM

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Investment Insights

Based on property information with market context.

This 2,206-square-foot restaurant property was built in 1926 and has operated as a pizza restaurant for 36 years. The interior includes dining space, a bar, and a fully equipped commercial kitchen; the kitchen equipment is part of the offering. A bedroom and full bathroom, accessed through a separate entrance, are also included.

The current operator has run the restaurant since 2009. Its menu includes pizza, burgers, salads, wings, appetizers, and specials, with 12 craft beers available on tap.

Key Highlights

• 2,206‑square‑foot restaurant building constructed in 1926
• Dining area, bar, and fully equipped commercial kitchen with equipment included
• Bedroom and full bathroom with a separate entrance

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$28,530

Cap Rate

8.65%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$570,600 $570.6K

Cap Rate 7%

$407,571 $407.6K

Cap Rate 9%

$317,000 $317.0K

Is this asking price fair?

Market Conditions

NOI Build-Up for 2,206 SF

Gross rent

$39.7K $18.00/SF

− Vacancy

−$1.7K −$0.76/SF

EGI

$38.0K $17.24/SF

− OpEx

−$9.5K −$4.31/SF

NOI

$28.5K $12.93/SF

Area

Clinton County, NY

Vacancy

4.20%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$570,600

Cap Rate 7%

$407,571

Cap Rate 9%

$317,000

Alternative Uses

Best Use

Specialty Retail

$407.6K

$356.6K – $475.5K (±1% cap)

NOI $28,530 @ 7.0% cap · market cap 8.65%

Second Best

Mixed Use

$326.2K

$285.4K – $380.5K (±1% cap)

NOI $22,832 @ 7.0% cap · market cap 6.92%

Theoretical Best

Office A

$608.1K

$532.1K – $709.5K (±1% cap)

NOI $42,567 @ 7.0% cap · market cap 12.90%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Conventional restaurants

Suggested Use

Top Pick Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

4

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 12912, NY

1,964

Population

1,011

Households

1.9

Avg Household Size

46

Median Age

30%

College-Educated

91%

High-School Grad

95.7 sq mi

ZIP Area

21

Density / Sq Mi

$70,469

Median Household Income

$40,203

Median Earnings

$829

Median Rent

$187,400

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Includes a dining area, bar, equipped commercial kitchen, and private quarters with a separate entrance.

Where is this conventional restaurant located?

The property is located at 14224 Main Street Au Sable Forks, NY.

What is the asking price?

The asking price for this property is $330,000.

What are key features of this property?

This property features: 2,206‑square‑foot restaurant building constructed in 1926; Dining area, bar, and fully equipped commercial kitchen with equipment included; Bedroom and full bathroom with a separate entrance