22474 US Route 11, Pamelia, NY 13601

Building Details

Building Size 1,600 SF More

Year Built 1960 More

Stories 1 More

Listing Agency: Howard Hanna-Watertown

Listed By: Vicki S Bulger Show Phone

Source: Elliman

Added: Mar 10 Changed: Nov 9 Last Checked: Nov 8 at 5:52AM

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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 Howard Hanna-Watertown

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Review the available facts, identify missing information and prepare questions for the agent.

What should I ask the agent before proceeding? What information is missing from this listing?

Investment Insights

Based on property information with market context.

The Crossroads Diner, a long-standing business on Route 11, is available for sale. The sale includes both the building and the business, along with all inventory. The diner has been a local fixture for decades, known for its food and service. The dining area has seating for approximately 35 patrons. This is an opportunity to own a business with a history in the community.

Key Highlights

• Established, decades‑old business with a strong reputation for food and service
• Opportunity to be your own boss
• Sale includes both the building and the business

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$16,416

Cap Rate

8.21%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$328,320 $328.3K

Cap Rate 7%

$234,514 $234.5K

Cap Rate 9%

$182,400 $182.4K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,600 SF

Gross rent

$22.8K $14.28/SF

− Vacancy

−$960 −$0.60/SF

EGI

$21.9K $13.68/SF

− OpEx

−$5.5K −$3.42/SF

NOI

$16.4K $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 Rate 5%

$328,320

Cap Rate 7%

$234,514

Cap Rate 9%

$182,400

Alternative Uses

Best Use

Specialty Retail

$234.5K

$205.2K – $273.6K (±1% cap)

NOI $16,416 @ 7.0% cap · market cap 8.21%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$441.1K

$385.9K – $514.6K (±1% cap)

NOI $30,874 @ 7.0% cap · market cap 15.44%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Breakfast & diners

Suggested Use

Top Pick Dental Office Parking Lot & Garage Electrical Service Big Box & Wholesale Store Grocery & Convenience Store Bakery

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

154

Businesses Nearby

144k

Monthly Visits Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Superstores 55% Shops & Services 24% Dining 16% Electronics 3%

Walmart Superstores

79,676 visits/mo 0.2 miles

Taco Bell Dining

17,383 visits/mo 0.2 miles

Dollar Tree Shops & Services

12,195 visits/mo 0.3 miles

Splash Car Wash Express Shops & Services

10,994 visits/mo 0.1 miles

Sunoco Shops & Services

7,409 visits/mo 0.2 miles

Demographics for 13601, NY

37,287

Population

18,653

Households

2

Avg Household Size

37

Median Age

25%

College-Educated

90%

High-School Grad

140.8 sq mi

ZIP Area

265

Density / Sq Mi

$57,503

Median Household Income

$37,061

Median Earnings

$974

Median Rent

$170,100

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Similar Off Market Nearby

• Wendy’s — 26586 Valentine Dr, Evans Mills, NY 13637

Frequently Asked Questions

What type of property is this?

Breakfast & diner - Long-standing diner with building and business for sale.

Where is this breakfast & diner located?

The property is located at 22474 US Route 11 Pamelia, NY.

What is the asking price?

The asking price for this property is $199,900.

What are key features of this property?

This property features: Established, decades‑old business with a strong reputation for food and service; Opportunity to be your own boss; Sale includes both the building and the business