Restaurant and Bar with
For Sale
$199,000
194 E Broadway Street, Cape Vincent, NY 13618
For sale restaurant and bar offering included land, building, and business, with full bar, kitchen equipment, and furniture.
Property Size1,500 SF
Days on Market154
Property Features for 194 E Broadway Street
General Information
Standard status
Active
Size
1,500 SF
Total Parking Spaces
8
Property subtype
Commercial
Zoning
Commercial
Additional Details
Furnished
Yes
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$3,844
Building Details
Building Size
1,500 SF
Year Built
2011
Buildings
2
Stories
1
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Gayle Wiley · License #10301224059
Source:
Northstarwny
Added: Mar 23
Changed: Aug 23
Last Checked: Aug 23 at 7:11AM
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 Lake Ontario Realty, LLC
Investment Insights
Based on property information with market context.
This for-sale restaurant and bar opportunity includes the land, building, and the business. The sale encompasses the full bar, coolers, kitchen equipment, and furniture. A shed previously used as an outdoor tiki bar is included and currently used for storage, along with a yard out back.
The property is located in Cape Vincent along the St. Lawrence River, in a village setting. Public remarks reference nearby attractions and services including the Tibbetts Point Lighthouse, the Village Green, a community boat launch, coffee and gift shops, a local brewery, and grocery and convenience stores.
The current configuration supports either continued restaurant use as a pizza shop or a new concept, depending on the buyer’s plans. A viewing is recommended to confirm the layout and included items.
The property is located in Cape Vincent along the St. Lawrence River, in a village setting. Public remarks reference nearby attractions and services including the Tibbetts Point Lighthouse, the Village Green, a community boat launch, coffee and gift shops, a local brewery, and grocery and convenience stores.
The current configuration supports either continued restaurant use as a pizza shop or a new concept, depending on the buyer’s plans. A viewing is recommended to confirm the layout and included items.
Key Highlights
- Restaurant and bar for sale including the land, building, and business
- Includes full bar, coolers, and kitchen equipment
- Includes furniture and a shed previously used as an outdoor tiki bar (now used for storage)
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
$15,390
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
7.73%
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%
$307,800
$307.8K
Cap Rate 7%
$219,857
$219.9K
Cap Rate 9%
$171,000
$171.0K
Market Conditions
NOI Build-Up for 1,500 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
$21.4K $14.28/SF
− Vacancy
−$900 −$0.60/SF
EGI
$20.5K $13.68/SF
− OpEx
−$5.1K −$3.42/SF
NOI
$15.4K $10.26/SF
Area
Jefferson County, NY
Vacancy
4.20%
Lease Rate
$14.28 /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%
$307,800
Cap Rate 7%
$219,857
Cap Rate 9%
$171,000
Alternative Uses
Best Use
Specialty Retail
$219.9K
$192.4K – $256.5K
NOI $15,390 @ 7.0% cap · market cap 7.73%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$413.5K
$361.8K – $482.4K
NOI $28,944 @ 7.0% cap · market cap 14.54%
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
134
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13618, NY
1,765
Population
2,244
Households
0.8
Avg Household Size
54
Median Age
30%
College-Educated
95%
High-School Grad
48.6 sq mi
ZIP Area
36
Density / Sq Mi
$61,500
Median Household Income
$39,280
Median Earnings
$962
Median Rent
$196,500
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 - For sale restaurant and bar offering included land, building, and business, with full bar, kitchen equipment, and furniture.
Where is this conventional restaurant located?
The property is located at 194 E Broadway Street Cape Vincent, NY.
What is the asking price?
The asking price for this property is $199,000.
What are key features of this property?
This property features: Restaurant and bar for sale including the land, building, and business; Includes full bar, coolers, and kitchen equipment; Includes furniture and a shed previously used as an outdoor tiki bar (now used for storage)
