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    Sparkill Culinary & Arts Destination Title is generated by Realmo AI

    2 Union St, Sparkill, NY 10976

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    For Sale
    $2,295,000

    Mixed-use property with restaurant and arts venue in Sparkill, NY.

    Added:
    Oct 10, 2025
    Days on Market:
    234
    Last Refresh:
    May 19 at 11:17 pm

    Property Features for 2 Union St

    General Information

    Standard status
    Active

    We can help!

    Listing Contact
    Hamid Moghadam

    Listing agent Hamid Moghadam License #10491205064

    Listing office Ellis Realty Commercial

    Listing date Oct 10, 2025

    Source Exprealty

    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 Ellis Realty Commercial

    HighLights

    • Turn‑Key Restaurant & Arts Venue: Fully equipped restaurant paired with a flexible performance and event venue offers immediate operational readiness.
    • Prime Location: Situated in the heart of Sparkill's dining and arts district, close to Piermont and the Hudson River, ensuring high visibility.
    • Multiple Revenue Streams: Generates income from restaurant operations, event rentals, ticketed performances, gallery exhibitions, and private functions.
    • Proven Brand & Reputation: The restaurant boasts a strong reputation (4.6/5 TripAdvisor rating) and consistent patronage.
    • Stylish Design & Finishes: Industrial‑chic interiors with art deco lighting and modern textures create a sophisticated atmosphere.
    • Fully Equipped & Permitted: Includes all furnishings, fixtures, equipment, and brand assets with current permits and approvals.

    Overview

    This mixed-use property is located in the dining and arts district of Sparkill, NY. It features a fully equipped, turn-key restaurant and the Union Arts Center, a flexible performance and event venue. The restaurant includes a commercial kitchen, bar infrastructure, dining areas, service stations, and back-of-house facilities, all with current permits and approvals. The second floor operates as a performance and gallery venue hosting concerts, exhibitions, recitals, community gatherings, and private events. The interiors feature an industrial-chic design with art deco lighting, tin ceilings, and modern textures. The restaurant has a strong reputation and consistent patronage. The property generates income from event rentals, ticketed performances, gallery exhibitions, and private functions. It is conveniently located near a public commuter lot and has easy access for pedestrians and vehicles. The property is situated in the heart of Sparkill, minutes from Piermont and the Hudson River boardwalk, and close to major commuter routes.
    Location Intelligence

    Current Use by Public Records

    Roost Restaurant and Union ... Restaurant Frank Vogt Acupuncture ... Medical Clinic Roost Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sparkill
    County
    Rockland
    State
    New York
    Longitude
    -73.927098
    Latitude
    41.029901

    FAQs

    What type of property is this?
    Mixed-use property - Mixed-use property with restaurant and arts venue in Sparkill, NY.
    Where is this mixed-use property located?
    The property is located at 2 Union St Sparkill, NY.
    What is the asking price?
    The asking price for this property is $2,295,000.
    What are key features of this property?
    This property features: Turn‑Key Restaurant & Arts Venue: Fully equipped restaurant paired with a flexible performance and event venue offers immediate operational readiness.; Prime Location: Situated in the heart of Sparkill's dining and arts district, close to Piermont and the Hudson River, ensuring high visibility.; Multiple Revenue Streams: Generates income from restaurant operations, event rentals, ticketed performances, gallery exhibitions, and private functions.
    (845) 216-7670
    We can help!
    Listing Contact
    Hamid Moghadam
    Real Estate License ID: 10491205064
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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