Historic Bistro and Tavern
For Sale
$520,000
171 Main Street, Hudson Falls, NY 12839
Two-story brick and limestone building operating as a bistro and tavern with an equipped commercial kitchen.
Property Size2,800 SF
Price / SF$185.71
Days on Market65
Property Features for 171 Main Street
General Information
Standard status
Active
Size
2,800 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Building Details
Year Built
1910
Stories
2
Listing Agency:
Four Seasons Sotheby's International Realty
(518) 580-8500
Listed By:
Kim M Bender
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Jun 21
Changed: Aug 24
Last Checked: Aug 23 at 3:22AM
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 Four Seasons Sotheby's International Realty
Investment Insights
Based on property information with market context.
Circa-1910 brick and limestone landmark built as a bank and currently operating as a bistro and tavern. The main level features a newly constructed bar, dining areas, and access to an outdoor deck. Interior highlights include soaring original tin and plaster ceilings and hardwood floors in the main dining room. The property includes a fully equipped commercial kitchen and comes with furnishings for immediate operation.
The second floor provides five versatile rooms and a bathroom, offering room for office use, additional hospitality, or other compatible applications. A full basement supplies storage and utility space and contains the original bank vault.
Recent improvements include a new furnace and hot water tank. Agent-owned and offered for sale as a turnkey, income-producing hospitality property.
The second floor provides five versatile rooms and a bathroom, offering room for office use, additional hospitality, or other compatible applications. A full basement supplies storage and utility space and contains the original bank vault.
Recent improvements include a new furnace and hot water tank. Agent-owned and offered for sale as a turnkey, income-producing hospitality property.
Key Highlights
- Circa‑1910 brick and limestone, 2‑story commercial building originally constructed as a bank, now operating as a bistro and tavern
- Main level configured as a tavern and bistro with a newly constructed bar, dining areas, and access to an outdoor deck with seasonal river views
- Fully equipped commercial kitchen supports continued food service operations
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
$43,908
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
8.44%
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%
$878,160
$878.2K
Cap Rate 7%
$627,257
$627.3K
Cap Rate 9%
$487,867
$487.9K
Market Conditions
NOI Build-Up for 2,800 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
$60.5K $21.60/SF
− Vacancy
−$1.9K −$0.69/SF
EGI
$58.5K $20.91/SF
− OpEx
−$14.6K −$5.23/SF
NOI
$43.9K $15.68/SF
Area
Washington County, NY
Vacancy
3.20%
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%
$878,160
Cap Rate 7%
$627,257
Cap Rate 9%
$487,867
Alternative Uses
Best Use
Specialty Retail
$627.3K
$548.9K – $731.8K
NOI $43,908 @ 7.0% cap · market cap 8.44%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$694.7K
$607.8K – $810.4K
NOI $48,626 @ 7.0% cap · market cap 9.35%
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
358
Businesses Nearby
19k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 84%
Dining 16%
Cumberland Farms
Shops & Services
10,287 visits/mo
0.3 miles
Domino's Pizza
Dining
3,007 visits/mo
0.1 miles
O'Reilly Auto Parts
Shops & Services
2,827 visits/mo
0.2 miles
Chase Bank
Shops & Services
2,465 visits/mo
0.4 miles
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
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 - Two-story brick and limestone building operating as a bistro and tavern with an equipped commercial kitchen.
Where is this conventional restaurant located?
The property is located at 171 Main Street Hudson Falls, NY.
What is the asking price?
The asking price for this property is $520,000.
What are key features of this property?
This property features: Circa‑1910 brick and limestone, 2‑story commercial building originally constructed as a bank, now operating as a bistro and tavern; Main level configured as a tavern and bistro with a newly constructed bar, dining areas, and access to an outdoor deck with seasonal river views; Fully equipped commercial kitchen supports continued food service operations
