Profitable Chocolate Shop with Real
For Sale
Contact for pricing
269 Main St, Beacon, NY
Artisanal chocolate shop for sale in Beacon and Fishkill, NY.
Property Size4,525 SF
Lot Size0.11 Acres
Price / SF$441.99
Days on Market267
Property Features for 269 Main St
General Information
Standard status
Active
Size
4,525 SF
Lot size
0.11 Acres
Property subtype
RETAIL
Listing Agency:
CR Properties Group, LLC
(845) 485-3100
Listed By:
Tom Cervone · License #10401263453
Source:
Moodyscre
Added: Nov 25, 2025
Changed: Aug 19
Last Checked: Aug 18 at 6:08AM
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 CR Properties Group, LLC
Investment Insights
Based on property information with market context.
This is a highly profitable artisanal handmade chocolate shop with retail locations in Fishkill and Beacon, NY. Family-owned and operated since 1922, the business has a history of growth and profitability. The business comes fully equipped with furniture, fixtures, and equipment, including an array of commercial kitchen and manufacturing equipment that allows for the ability to easily scale up the business. Operating with 9-16 employees, the business is streamlined. The business presents an opportunity for growth, particularly in e-commerce and shipping, along with traditional brick and mortar retail expansion. The Fishkill, NY retail space is leased and has been occupied by the business since 1968. The Beacon, NY real estate is owned by the business owners and can be included in the sale, or ownership is willing to discuss a separate business price and a lease with new owners of the business. The property size is 4525 square feet. This presents an opportunity for those with a culinary or e-commerce background, or those seeking an entrepreneurial pursuit backed by a business with a long-standing reputation. The current ownership, with experience and national recognition, is willing to train new owners. The intended use of the property is for retail and commercial kitchen purposes.
Key Highlights
- Highly profitable, family‑owned artisanal chocolate shop established in 1922 with over 100 years of growth.
- Includes real estate in Beacon, NY (option to purchase or lease).
- Fully equipped with commercial kitchen and manufacturing equipment, enabling easy scalability.
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
$81,931
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
4.10%
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%
$1,638,620
$1.6M
Cap Rate 7%
$1,170,443
$1.2M
Cap Rate 9%
$910,344
$910.3K
Market Conditions
NOI Build-Up for 4,525 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
$114.0K $25.20/SF
− Vacancy
−$4.8K −$1.06/SF
EGI
$109.2K $24.14/SF
− OpEx
−$27.3K −$6.04/SF
NOI
$81.9K $18.11/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$25.20 /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%
$1,638,620
Cap Rate 7%
$1,170,443
Cap Rate 9%
$910,344
Alternative Uses
Best Use
Specialty Retail
$1.17M
$1.02M – $1.37M
NOI $81,931 @ 7.0% cap · market cap 4.10%
Second Best
Retail
$827.1K
$723.7K – $965.0K
NOI $57,898 @ 7.0% cap · market cap 2.89%
Theoretical Best
Office A
$1.36M
$1.19M – $1.59M
NOI $95,347 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,218
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Artisanal chocolate shop for sale in Beacon and Fishkill, NY.
Where is this storefront property located?
The property is located at 269 Main St Beacon, NY.
What is the asking price?
The asking price for this property is $2,000,000.
What are key features of this property?
This property features: Highly profitable, family‑owned artisanal chocolate shop established in 1922 with over 100 years of growth.; Includes real estate in Beacon, NY (option to purchase or lease).; Fully equipped with commercial kitchen and manufacturing equipment, enabling easy scalability.
