Turn-Key Restaurant Business
For Sale
Contact for pricing
24 E Main Street, Middletown, NY 10940
Profitable Mexican Restaurant/Deli/Grocery business for sale in Middletown, NY.
Property Size991 SF
Price / SF$171.54
Days on Market180
Property Features for 24 E Main Street
General Information
Standard status
Active
Size
991 SF
Property subtype
Business for Sale, Mixed Use, Retail
Zoning
DMU
Listing Agency:
KW Commercial Hudson Valley United
Listed By:
Maritza Sanchez · License #NY
Source:
Crexi
Added: Feb 21
Changed: Aug 8
Last Checked: Aug 17 at 11:57AM
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 KW Commercial Hudson Valley United
Investment Insights
Based on property information with market context.
A turn-key Mexican Restaurant, Deli, and Grocery business is available for sale in a prime location in Middletown, NY. The business is situated on a high-traffic road, offering excellent visibility and ample parking. It is an established, fully operational, and profitable business with a loyal customer base. The business provides dine-in, takeout, and catering services. The sale includes all business assets, such as full kitchen equipment, inventory, tables, chairs, and fixtures. The approximately 991-square-foot space is fully equipped and ready for immediate operation. This is an opportunity for an owner-operator or investor. The business operates in a leased space with monthly lease payments of $2,200; the building is not for sale.
Key Highlights
- Established, fully operational, and profitable Mexican Restaurant/Deli/Grocery business.
- Prime Middletown, NY location on a high‑traffic road with excellent visibility and ample parking.
- Turn‑key operation includes all business assets: full kitchen equipment, inventory, tables, chairs, and fixtures.
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
$12,062
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
7.10%
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%
$241,240
$241.2K
Cap Rate 7%
$172,314
$172.3K
Cap Rate 9%
$134,022
$134.0K
Market Conditions
NOI Build-Up for 991 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
$17.8K $18.00/SF
− Vacancy
−$606 −$0.61/SF
EGI
$17.2K $17.39/SF
− OpEx
−$5.2K −$5.22/SF
NOI
$12.1K $12.17/SF
Area
Orange County, NY
Vacancy
3.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$241,240
Cap Rate 7%
$172,314
Cap Rate 9%
$134,022
Alternative Uses
Best Use
Retail
$172.3K
$150.8K – $201.0K
NOI $12,062 @ 7.0% cap · market cap 7.10%
Second Best
Specialty Retail
$123.1K
$107.7K – $143.6K
NOI $8,616 @ 7.0% cap · market cap 5.07%
Theoretical Best
Office A
$335.6K
$293.7K – $391.6K
NOI $23,495 @ 7.0% cap · market cap 13.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,512
Businesses Nearby
11k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 67%
Dining 33%
Sunoco
Shops & Services
4,521 visits/mo
0.4 miles
El Azteca
Dining
3,555 visits/mo
0.3 miles
Valero Energy
Shops & Services
2,555 visits/mo
0.1 miles
Demographics for 10940, NY
52,803
Population
19,930
Households
2.6
Avg Household Size
39
Median Age
24%
College-Educated
86%
High-School Grad
63.1 sq mi
ZIP Area
837
Density / Sq Mi
$87,198
Median Household Income
$46,435
Median Earnings
$1,600
Median Rent
$301,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Opening Soon — 3 South St, Middletown, NY 10940
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Profitable Mexican Restaurant/Deli/Grocery business for sale in Middletown, NY.
Where is this conventional restaurant located?
The property is located at 24 E Main Street Middletown, NY.
What is the asking price?
The asking price for this property is $170,000.
What are key features of this property?
This property features: Established, fully operational, and profitable Mexican Restaurant/Deli/Grocery business.; Prime Middletown, NY location on a high‑traffic road with excellent visibility and ample parking.; Turn‑key operation includes all business assets: full kitchen equipment, inventory, tables, chairs, and fixtures.
