Restaurant with Outdoor
For Sale
$699,000
1702 Ford St, Ogdensburg, NY 13669
Established restaurant property with a paved parking area, bar, central air, and additional land for outdoor use.
Property Size3,760 SF
Price / SF$185.90
Days on Market464
Property Features for 1702 Ford St
General Information
Standard status
Active
Size
3,760 SF
Property subtype
General Commercial
Restaurant
Patio
Yes
Equipment Included
Yes
Additional Details
Furnished
Yes
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$16,102
Amenities
Central Air
3
Corner Lot.
Sloped, Level
Approximately 83x407x156x
Outdoor Lights. Corner, Level, Sloped.
Building Details
Year Built
1985
Stories
1
Listing Agency:
America 1 Realty
(315) 323-0202
Listed By:
Rhonda L Roethel · License #33RO0885883
Source:
Xome
Added: May 24, 2025
Changed: Aug 30
Last Checked: Aug 30 at 5:29AM
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 America 1 Realty
Investment Insights
Based on property information with market context.
The Bayside Restaurant is a 3,760-square-foot commercial restaurant property built in 1985. The building includes central air, a bar area, and an outdoor patio and bar positioned to overlook the St. Lawrence River. A paved parking lot serves the property, while additional land behind the restaurant expands the site beyond the main building.
Two lots located behind the neighboring houses are also included, providing additional outdoor area that can accommodate parking or event use. The property is located at 1702 Ford St in Ogdensburg, New York, on a corner lot with a combination of level and sloped areas.
Two lots located behind the neighboring houses are also included, providing additional outdoor area that can accommodate parking or event use. The property is located at 1702 Ford St in Ogdensburg, New York, on a corner lot with a combination of level and sloped areas.
Key Highlights
- 3,760‑square‑foot restaurant property built in 1985
- Outdoor patio and bar overlooking the St. Lawrence River
- Central air and existing bar area
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
$58,354
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
8.35%
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%
$1,167,080
$1.2M
Cap Rate 7%
$833,629
$833.6K
Cap Rate 9%
$648,378
$648.4K
Market Conditions
NOI Build-Up for 3,760 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
$81.2K $21.60/SF
− Vacancy
−$3.4K −$0.91/SF
EGI
$77.8K $20.69/SF
− OpEx
−$19.5K −$5.17/SF
NOI
$58.4K $15.52/SF
Area
St. Lawrence County, NY
Vacancy
4.20%
Lease Rate
$21.60 /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%
$1,167,080
Cap Rate 7%
$833,629
Cap Rate 9%
$648,378
Alternative Uses
Best Use
Specialty Retail
$833.6K
$729.4K – $972.6K
NOI $58,354 @ 7.0% cap · market cap 8.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$932.8K
$816.2K – $1.09M
NOI $65,298 @ 7.0% cap · market cap 9.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13669, NY
14,990
Population
7,419
Households
2
Avg Household Size
43
Median Age
21%
College-Educated
85%
High-School Grad
101.5 sq mi
ZIP Area
148
Density / Sq Mi
$66,488
Median Household Income
$36,546
Median Earnings
$769
Median Rent
$101,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Established restaurant property with a paved parking area, bar, central air, and additional land for outdoor use.
Where is this conventional restaurant located?
The property is located at 1702 Ford St Ogdensburg, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 3,760‑square‑foot restaurant property built in 1985; Outdoor patio and bar overlooking the St. Lawrence River; Central air and existing bar area
