Two-Building Restaurant
New
For Sale
$600,000
249 ROCK HILL DR, Rock Hill, NY 12775
Includes a leased operating restaurant and a separate building for additional commercial space, subject to zoning and approvals.
Property Size2,480 SF
Price / SF$241.94
Days on Market7
Property Features for 249 ROCK HILL DR
General Information
Standard status
Active
Size
2,480 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$4,749
Amenities
Window/Wall Unit
3
Parking.
Off Street, Lot.
Level
Level.
Building Details
Buildings
2
Listing Agency:
Malek Properties
(845) 239-8439
Listed By:
Malek Properties
(845) 239-8439
Source:
Xome
Added: Aug 25
Changed: Aug 30
Last Checked: Aug 28 at 6:42AM
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 Malek Properties
Investment Insights
Based on property information with market context.
This restaurant property at 249 Rock Hill Dr includes two separate buildings. One is operating as a restaurant under an existing lease with an established tenant, while the second provides additional commercial space for uses subject to applicable zoning and approvals. The property is being sold with the restaurant lease in place.
Located in Rock Hill, NY, the asset offers a combination of leased restaurant operations and a separate building within one commercial property. Walk Score is 20, classified as Car-Dependent, and Bike Score is 24, classified as Somewhat Bikeable.
Located in Rock Hill, NY, the asset offers a combination of leased restaurant operations and a separate building within one commercial property. Walk Score is 20, classified as Car-Dependent, and Bike Score is 24, classified as Somewhat Bikeable.
Key Highlights
- Two separate buildings on one property
- Operating restaurant leased to an established tenant
- Property conveys with the existing restaurant lease
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
$32,074
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
5.35%
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%
$641,480
$641.5K
Cap Rate 7%
$458,200
$458.2K
Cap Rate 9%
$356,378
$356.4K
Market Conditions
NOI Build-Up for 2,480 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
$44.6K $18.00/SF
− Vacancy
−$1.9K −$0.76/SF
EGI
$42.8K $17.24/SF
− OpEx
−$10.7K −$4.31/SF
NOI
$32.1K $12.93/SF
Area
Sullivan County, NY
Vacancy
4.20%
Lease Rate
$18.00 /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%
$641,480
Cap Rate 7%
$458,200
Cap Rate 9%
$356,378
Alternative Uses
Best Use
Specialty Retail
$458.2K
$400.9K – $534.6K
NOI $32,074 @ 7.0% cap · market cap 5.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$680.2K
$595.2K – $793.6K
NOI $47,616 @ 7.0% cap · market cap 7.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
285
Businesses Nearby
34k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 53%
Home Improvements & Furnishings 25%
Dining 22%
Dollar General
Shops & Services
8,808 visits/mo
0.3 miles
Rock Hill Trading Post
Home Improvements & Furnishings
8,457 visits/mo
0.2 miles
Dunkin' Donuts
Dining
7,457 visits/mo
0.1 miles
Mobil
Shops & Services
5,522 visits/mo
0.3 miles
Citgo
Shops & Services
3,775 visits/mo
0.2 miles
Demographics for 12775, NY
2,467
Population
1,506
Households
1.6
Avg Household Size
47
Median Age
50%
College-Educated
89%
High-School Grad
13.6 sq mi
ZIP Area
181
Density / Sq Mi
$108,125
Median Household Income
$51,849
Median Earnings
$1,466
Median Rent
$406,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Includes a leased operating restaurant and a separate building for additional commercial space, subject to zoning and approvals.
Where is this conventional restaurant located?
The property is located at 249 ROCK HILL DR Rock Hill, NY.
What is the asking price?
The asking price for this property is $600,000.
What are key features of this property?
This property features: Two separate buildings on one property; Operating restaurant leased to an established tenant; Property conveys with the existing restaurant lease
