Restaurant with
New
For Sale
$330,000
14224 Main Street, Au Sable Forks, NY 12912
Commercial Sale, Au Sable Forks, NY
Property Size2,206 SF
Lot Size0.07 Acres
Price / SF$149.59
Days on Market2
Property Features for 14224 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Basement
Full
Appliances
Bar Fridge, Built-In Gas Oven, Exhaust Fan, Freezer, Range Hood, Refrigerator, Walk-In Cooler(s)
Elementary school district
Ausable Valley
Middle school district
Ausable Valley
High school district
Ausable Valley
Directions
From Keene or Wilmington, head to Jay, then continue north on Route 9N into Au Sable Forks. Property is on Main St. Look for the Lance's Place sign, near Tops Grocery
Subdivision
Ausable Forks, Black Brook
Standard status
Active
APN
7.76-3-40.000
Size
2,206 SF
Lot size
0.07 Acres
Taxes and HOA fees
Tax Annual Amount
4083
Utilities
Heating system
Propane (Heating), Ductless (Heating), Forced Air
Cooling system
Ductless
Building Details
Year built
1926
Listing Agency:
Peak Valley Real Estate
Listed By:
Adam Coolidge
(518) 534-0061
Added: Oct 5
Last Checked: Oct 6 at 2:06AM
MLS# 208549
Copyright © 2026 Adirondack Champlain Valley MLS. 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 2,206-square-foot restaurant property contains a dining room, bar, and commercial kitchen with equipment included in the sale. The building also has a bedroom and full bathroom, reached through a separate entrance. Built in 1926, the property occupies a 0.07-acre lot on Main Street in Au Sable Forks.
The restaurant has operated as a pizza business for 36 years, with the current operator in place since 2009. Its menu includes pizza, burgers, salads, wings, appetizers, and rotating specials, with 12 craft beers available on tap. The location previously had a full liquor license; a new owner may pursue one. The owner is open to providing transition training.
The restaurant has operated as a pizza business for 36 years, with the current operator in place since 2009. Its menu includes pizza, burgers, salads, wings, appetizers, and rotating specials, with 12 craft beers available on tap. The location previously had a full liquor license; a new owner may pursue one. The owner is open to providing transition training.
Key Highlights
- 2,206‑square‑foot restaurant building on a 0.07‑acre lot
- Includes dining room, bar, and fully equipped commercial kitchen
- Kitchen equipment is included in the sale
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
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
NOI $28,530 @ 7.0% cap · market cap 8.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$608.1K
$532.1K – $709.5K
NOI $42,567 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
3k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Family Dollar
Shops & Services
2,819 visits/mo
0.1 miles
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Dining space, a bar, and a fully outfitted kitchen are included, along with the kitchen equipment.
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 on a 0.07‑acre lot; Includes dining room, bar, and fully equipped commercial kitchen; Kitchen equipment is included in the sale
