Mixed-Use Property with
For Sale
Contact for pricing
18 Mckabe Road, Colton, NY 13625
Restaurant operations, living quarters, equipment, garage space, and landscaped outdoor amenities are combined in one property.
Property Size4,500 SF
Price / SF$93.11
Days on Market119
Property Features for 18 Mckabe Road
General Information
Standard status
Active
Size
4,500 SF
Total Parking Spaces
4
Property subtype
Retail, Mixed Use, Business for Sale
Additional Details
Business Included
Yes
Equipment Included
Yes
Listing Agency:
Trego Realty Group LLC
Listed By:
Liz Trego · License #10491210659
Source:
Crexi
Added: May 6
Changed: Aug 30
Last Checked: Aug 31 at 4:06PM
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 Trego Realty Group LLC
Investment Insights
Based on property information with market context.
This 4,500 SF mixed-use property combines an established take-out restaurant with an attached residential component and substantial accessory improvements. The restaurant area includes commercial equipment installed new 4 years ago, a reception and checkout area, prep room, half bathroom, separate employee entrance, storage and delivery garage, and a paved, lined parking area. The adjoining 3/4-bedroom living space offers a primary suite, modern kitchen, pantry, breakfast bar, living room, recreation room, two propane fireplaces, bar, and finished interior details.
A 3-year-old, 44' x 40' insulated, finished, heated garage addition provides additional workspace along with two finished offices. Outdoor improvements include a covered deck, an 18' x 40' oval above-ground pool, hot tub enclosure, paver pathways, cooking fireplace, elevated garden and sitting area, waterfall, pond, and landscaped lawn. The property is located near the Racquette River and state parks in the foothills of the Adirondacks.
A 3-year-old, 44' x 40' insulated, finished, heated garage addition provides additional workspace along with two finished offices. Outdoor improvements include a covered deck, an 18' x 40' oval above-ground pool, hot tub enclosure, paver pathways, cooking fireplace, elevated garden and sitting area, waterfall, pond, and landscaped lawn. The property is located near the Racquette River and state parks in the foothills of the Adirondacks.
Key Highlights
- 4,500 SF mixed‑use property with restaurant and attached 3/4‑bedroom living space
- Restaurant equipment installed new 4 years ago, with prep room and reception area
- 3‑year‑old, 44' x 40' insulated, finished, heated garage addition
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
$30,375
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
7.25%
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%
$607,500
$607.5K
Cap Rate 7%
$433,929
$433.9K
Cap Rate 9%
$337,500
$337.5K
Market Conditions
NOI Build-Up for 4,500 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
$54.0K $12.00/SF
− Vacancy
−$5.4K −$1.20/SF
EGI
$48.6K $10.80/SF
− OpEx
−$18.2K −$4.05/SF
NOI
$30.4K $6.75/SF
Area
St. Lawrence County, NY
Vacancy
10.00%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
37.50%
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%
$607,500
Cap Rate 7%
$433,929
Cap Rate 9%
$337,500
Alternative Uses
Best Use
Specialty Retail
$997.7K
$873.0K – $1.16M
NOI $69,838 @ 7.0% cap · market cap 16.67%
Second Best
Mixed Use
$433.9K
$379.7K – $506.3K
NOI $30,375 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$1.12M
$976.9K – $1.30M
NOI $78,149 @ 7.0% cap · market cap 18.65%
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
47
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Dollar General
Shops & Services
2,930 visits/mo
0.3 miles
Demographics for 13625, NY
1,834
Population
1,119
Households
1.6
Avg Household Size
47
Median Age
32%
College-Educated
95%
High-School Grad
54.5 sq mi
ZIP Area
34
Density / Sq Mi
$76,711
Median Household Income
$42,358
Median Earnings
$381
Median Rent
$161,900
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?
Mixed-use property - Restaurant operations, living quarters, equipment, garage space, and landscaped outdoor amenities are combined in one property.
Where is this mixed-use property located?
The property is located at 18 Mckabe Road Colton, NY.
What is the asking price?
The asking price for this property is $419,000.
What are key features of this property?
This property features: 4,500 SF mixed‑use property with restaurant and attached 3/4‑bedroom living space; Restaurant equipment installed new 4 years ago, with prep room and reception area; 3‑year‑old, 44' x 40' insulated, finished, heated garage addition
