Historic Coffee Shop with
For Sale
$599,900
Pending
220 James St, Clayton, NY 13624
Furnished coffee shop with commercial equipment, indoor seating, outdoor furniture, a bar, restrooms, and dedicated kitchen storage.
Property Size2,745 SF
Days on Market126
Property Features for 220 James St
General Information
Standard status
Pending
Size
2,745 SF
Property subtype
Commercial
Additional Details
Furnished
Yes
Business Included
Yes
Equipment Included
Yes
Taxes and HOA fees
Annual Taxes
$5,406
Amenities
bar area
public restrooms
kitchen
outdoor summer furniture
river views
Building Details
Building Size
2,745 SF
Year Built
1920
Stories
1
Tenancy
Single
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Amanda J Miller · License #49MI0953024
(315) 649-3434
Source:
Elliman
Added: Apr 27
Changed: Aug 30
Last Checked: Aug 30 at 8:55AM
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.
Koffee Kove is a longstanding coffee shop operation housed in a historic building constructed in 1920. The sale includes furnishings, operating equipment, outdoor summer furniture, and much of the existing décor. Interior features include ample seating, a bar area, 2 public restrooms, and a spacious kitchen supported by substantial storage. Murals by Kelly Curry appear on 3 sides of the building, adding a distinctive visual element.
The property is located at 220 James St in Clayton, NY, with river views, pedestrian activity, parking behind the building, and additional street parking. The business has operated since the early 70s. The building is also described as suitable for other commercial applications, including retail or office use.
The property is located at 220 James St in Clayton, NY, with river views, pedestrian activity, parking behind the building, and additional street parking. The business has operated since the early 70s. The building is also described as suitable for other commercial applications, including retail or office use.
Key Highlights
- Established coffee shop operating since the early 70s
- 1920 historic building with Kelly Curry murals on 3 sides
- Sale includes furnishings, equipment, outdoor summer furniture, and most décor
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
$28,164
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
4.69%
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%
$563,280
$563.3K
Cap Rate 7%
$402,343
$402.3K
Cap Rate 9%
$312,933
$312.9K
Market Conditions
NOI Build-Up for 2,745 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
$39.2K $14.28/SF
− Vacancy
−$1.6K −$0.60/SF
EGI
$37.6K $13.68/SF
− OpEx
−$9.4K −$3.42/SF
NOI
$28.2K $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%
$563,280
Cap Rate 7%
$402,343
Cap Rate 9%
$312,933
Alternative Uses
Best Use
Specialty Retail
$402.3K
$352.1K – $469.4K
NOI $28,164 @ 7.0% cap · market cap 4.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$756.7K
$662.1K – $882.8K
NOI $52,968 @ 7.0% cap · market cap 8.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
300
Businesses Nearby
5k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Home Improvements & Furnishings 9%
Sunoco
Shops & Services
3,823 visits/mo
0.4 miles
Napa Auto Parts
Shops & Services
679 visits/mo
0.0 miles
Rak's Department Store
Home Improvements & Furnishings
462 visits/mo
0.2 miles
Demographics for 13624, NY
4,967
Population
3,431
Households
1.4
Avg Household Size
45
Median Age
31%
College-Educated
85%
High-School Grad
63.3 sq mi
ZIP Area
78
Density / Sq Mi
$79,167
Median Household Income
$48,172
Median Earnings
$982
Median Rent
$224,000
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?
Coffee shop - Furnished coffee shop with commercial equipment, indoor seating, outdoor furniture, a bar, restrooms, and dedicated kitchen storage.
Where is this coffee shop located?
The property is located at 220 James St Clayton, NY.
What is the asking price?
The asking price for this property is $599,900.
What are key features of this property?
This property features: Established coffee shop operating since the early 70s; 1920 historic building with Kelly Curry murals on 3 sides; Sale includes furnishings, equipment, outdoor summer furniture, and most décor
