Restaurant with Commercial
For Sale
$825,000
1501 STATE ROUTE 52, Loch Sheldrake, NY 12754
Flexible food-service property with dining, preparation, storage, and office areas along State Route 52.
Property Size5,508 SF
Price / SF$149.78
Days on Market13
Property Features for 1501 STATE ROUTE 52
General Information
Standard status
Active
Size
5,508 SF
Property subtype
Industrial
Additional Details
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$5,471
Amenities
Window/Wall Unit
3
20 Parking Spaces.
Listing Agency:
KW Hudson Valley United
(845) 866-0837
Listed By:
Pamela Henning · License #30HE1114381
(845) 866-0837
Source:
Xome
Added: Aug 17
Changed: Aug 28
Last Checked: Aug 28 at 7:13AM
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 KW Hudson Valley United
Investment Insights
Based on property information with market context.
This 5,508-square-foot restaurant property includes a customer dining room, service counter, and front kitchen, with a separate commercial preparation and cooking kitchen at the rear. The layout also provides multiple restrooms, office space, storage and work areas, plus a rear room with its own exterior entrance. Multiple entrances support separate access to various areas of the building.
The property is located on State Route 52 in Loch Sheldrake and includes 20 parking spaces. Exterior improvements are underway, including a planned concrete outdoor area intended for picnic tables and additional seating. Three window/wall units are listed among the interior features. The existing configuration provides restaurant infrastructure with areas for food preparation, customer service, storage, and administrative functions.
The property is located on State Route 52 in Loch Sheldrake and includes 20 parking spaces. Exterior improvements are underway, including a planned concrete outdoor area intended for picnic tables and additional seating. Three window/wall units are listed among the interior features. The existing configuration provides restaurant infrastructure with areas for food preparation, customer service, storage, and administrative functions.
Key Highlights
- 5,508 SF restaurant property on State Route 52
- Separate front and rear commercial preparation/cooking kitchens
- Rear room includes its own separate exterior entrance
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
$71,235
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
8.63%
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%
$1,424,700
$1.4M
Cap Rate 7%
$1,017,643
$1.0M
Cap Rate 9%
$791,500
$791.5K
Market Conditions
NOI Build-Up for 5,508 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
$99.1K $18.00/SF
− Vacancy
−$4.2K −$0.76/SF
EGI
$95.0K $17.24/SF
− OpEx
−$23.7K −$4.31/SF
NOI
$71.2K $12.93/SF
Area
Sullivan 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 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%
$1,424,700
Cap Rate 7%
$1,017,643
Cap Rate 9%
$791,500
Alternative Uses
Best Use
Specialty Retail
$1.02M
$890.4K – $1.19M
NOI $71,235 @ 7.0% cap · market cap 8.63%
Second Best
Industrial
$659.1K
$576.8K – $769.0K
NOI $46,140 @ 7.0% cap · market cap 5.59%
Theoretical Best
Office A
$1.51M
$1.32M – $1.76M
NOI $105,754 @ 7.0% cap · market cap 12.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12754, NY
7,654
Population
3,783
Households
2
Avg Household Size
39
Median Age
23%
College-Educated
89%
High-School Grad
28.3 sq mi
ZIP Area
270
Density / Sq Mi
$56,597
Median Household Income
$38,067
Median Earnings
$905
Median Rent
$190,700
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Flexible food-service property with dining, preparation, storage, and office areas along State Route 52.
Where is this conventional restaurant located?
The property is located at 1501 STATE ROUTE 52 Loch Sheldrake, NY.
What is the asking price?
The asking price for this property is $825,000.
What are key features of this property?
This property features: 5,508 SF restaurant property on State Route 52; Separate front and rear commercial preparation/cooking kitchens; Rear room includes its own separate exterior entrance
