Village Liquor Shoppe Retail
New
For Sale
$599,000
1735 Main Street, Keeseville, NY 12944
Commercially zoned retail space at a Main Street address in Keeseville.
Property Size2,080 SF
Days on Market4
Property Features for 1735 Main Street
General Information
Standard status
Active
Size
2,080 SF
Total Parking Spaces
5
Property subtype
Retail
Zoning
Commercial
Additional Details
Business Included
Yes
Corner Location
Yes
Building Details
Building Size
2,080 SF
Year Built
1984
Listing Agency:
Coldwell Banker Whitbeck Assoc. Plattsburgh
(518) 578-4770
Listed By:
Penny Daniels · License #10401305911
Source:
Cbcworldwide
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 11 at 4:50AM
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 Coldwell Banker Whitbeck Assoc. Plattsburgh
Investment Insights
Based on property information with market context.
Village Liquor Shoppe is a retail space located at 1735 Main Street in Keeseville, New York. The property carries Commercial zoning and was built in 1984.
Key Highlights
- Retail space at 1735 Main Street, Keeseville, NY 12944
- Commercial zoning
- Built in 1984
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
$25,527
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
4.26%
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%
$510,540
$510.5K
Cap Rate 7%
$364,671
$364.7K
Cap Rate 9%
$283,633
$283.6K
Market Conditions
NOI Build-Up for 2,080 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
$37.4K $18.00/SF
− Vacancy
−$973 −$0.47/SF
EGI
$36.5K $17.53/SF
− OpEx
−$10.9K −$5.26/SF
NOI
$25.5K $12.27/SF
Area
Clinton County, NY
Vacancy
2.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$510,540
Cap Rate 7%
$364,671
Cap Rate 9%
$283,633
Alternative Uses
Best Use
Retail
$364.7K
$319.1K – $425.5K
NOI $25,527 @ 7.0% cap · market cap 4.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$573.4K
$501.7K – $668.9K
NOI $40,136 @ 7.0% cap · market cap 6.70%
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
171
Businesses Nearby
Explore this area
Business Placement
Demographics for 12944, NY
4,088
Population
2,008
Households
2
Avg Household Size
44
Median Age
26%
College-Educated
91%
High-School Grad
91.0 sq mi
ZIP Area
45
Density / Sq Mi
$70,375
Median Household Income
$37,070
Median Earnings
$1,070
Median Rent
$150,900
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?
Retail space - Commercially zoned retail space at a Main Street address in Keeseville.
Where is this retail space located?
The property is located at 1735 Main Street Keeseville, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Retail space at 1735 Main Street, Keeseville, NY 12944; Commercial zoning; Built in 1984
