Historic Brick Pub With Three
For Sale
$375,000
20 Brinkerhoff Street, Plattsburgh, NY 12901
COMMERCIAL - Plattsburgh, NY
Property Size4,383 SF
Lot Size0.05 Acres
Price / SF$85.56
Days on Market209
Property Features for 20 Brinkerhoff Street
General Information
Property type
Commercial Sale
Property subtype
Other
Interior features
High Ceilings
Basement
Full, Partially Finished
Appliances
Electric Range, Refrigerator
Directions
Take Oak Street, right onto Brinkerhoff, building is on the left.
Standard status
Active
APN
207.74-2-17
Size
4,383 SF
Lot size
0.05 Acres
Taxes and HOA fees
Tax Annual Amount
6375
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Baseboard
Cooling system
Ductless
Water source
Public
Amenities
residential apartments
dry storage basement
walk-in cooler
Building Details
Year built
1920
Building materials
Brick
Roof type
Rubber
Listing Agency:
Century 21 The One · Century 21 Real Estate
(518) 563-7350
Listed By:
Vanessa Davies
(518) 802-7732
Added: Jan 19
Changed: Aug 4
Last Checked: Aug 16 at 6:06AM
MLS# 206455
Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Set up as a historic pub with multi-use residential space, the building at 20 Brinkerhoff Street was built in 1920 and constructed with brick. The interior features high ceilings, and the HVAC includes ductless cooling with baseboard electric heat. For food storage and operations, the property includes a full dry storage basement and a large walk-in cooler.
The restaurant area includes outdoor seating with a roll out awning and additional awning coverage for shade. The property also includes three apartments: a top-floor two-bedroom flat with a private balcony, newly refinished hardwood floors, and views of the park; a second-floor one-bedroom apartment currently being remodeled; and a studio apartment with the same park view. The stairway has been restored to its original design. Appliances include an electric range and refrigerator.
Outside, the property is set on a 0.05-acre lot and served by public water and public sewer. The roof is rubber.
The restaurant area includes outdoor seating with a roll out awning and additional awning coverage for shade. The property also includes three apartments: a top-floor two-bedroom flat with a private balcony, newly refinished hardwood floors, and views of the park; a second-floor one-bedroom apartment currently being remodeled; and a studio apartment with the same park view. The stairway has been restored to its original design. Appliances include an electric range and refrigerator.
Outside, the property is set on a 0.05-acre lot and served by public water and public sewer. The roof is rubber.
Key Highlights
- Built in 1920 brick building with high ceilings and historic pub character
- Outdoor seating with roll out awning and additional awning coverage
- Includes full dry storage basement plus a large walk‑in cooler
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
$33,267
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
8.87%
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%
$665,340
$665.3K
Cap Rate 7%
$475,243
$475.2K
Cap Rate 9%
$369,633
$369.6K
Market Conditions
NOI Build-Up for 4,383 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
$65.7K $15.00/SF
− Vacancy
−$5.3K −$1.20/SF
EGI
$60.5K $13.80/SF
− OpEx
−$27.2K −$6.21/SF
NOI
$33.3K $7.59/SF
Area
Clinton County, NY
Vacancy
8.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
45.00%
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%
$665,340
Cap Rate 7%
$475,243
Cap Rate 9%
$369,633
Alternative Uses
Best Use
Specialty Retail
$809.8K
$708.6K – $944.8K
NOI $56,685 @ 7.0% cap · market cap 15.12%
Second Best
Multifamily LT 5
$534.6K
$467.8K – $623.7K
NOI $37,421 @ 7.0% cap · market cap 9.98%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,574 @ 7.0% cap · market cap 22.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,066
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Historic 1920 brick pub with outdoor seating, a walk-in cooler, and three residential apartments.
Where is this bar & pub located?
The property is located at 20 Brinkerhoff Street Plattsburgh, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Built in 1920 brick building with high ceilings and historic pub character; Outdoor seating with roll out awning and additional awning coverage; Includes full dry storage basement plus a large walk‑in cooler
