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    Turnkey Restaurant with Apartment House Title is generated by Realmo AI

    2930 State Route 7, Cobleskill, NY 12043

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    Claim this Listing
    For Sale
    $529,000

    COMMERCIAL - Other - Cobleskill, NY

    Property size:
    12,000 SF
    Lot size:
    4.42 Acres
    Price / SF:
    $44/SF
    Added:
    Feb 6, 2025
    Days on Market:
    462
    Last Refresh:
    May 14 at 5:06 am

    Property Features for 2930 State Route 7

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Commercial
    Parking
    75
    Security features
    Security System
    Patio and Porch features
    Deck
    Basement
    Unfinished, Full
    Standard status
    Active
    APN
    432689 70.-1-2.11
    Size
    12,000 SF
    Lot size
    4.42 Acres

    Taxes and HOA fees

    Tax Annual Amount
    10264

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Propane (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1964
    Flooring type
    Tile
    Building materials
    Frame, Block
    Roof type
    Rubber, Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Dean C Nunamann
    Dean C Nunamann

    Listing agent Dean C Nunamann License #30NU0705806

    Listing office Century 21 North East 323 Main St, Duanesburg, NY

    Listing date Feb 6, 2025

    MLS# 202511731

    Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey restaurant with recent renovation.
    • High seating capacity: 175 in restaurant, 300 in catering hall.
    • Separate 4‑unit apartment house generating $3400 monthly income.
    • State‑of‑the‑art kitchen, office, and basement.
    • Strategic location near Howe Caves, I‑88, and Albany.
    • Includes a large bar area.

    Overview

    This commercial property features a fully renovated, turnkey restaurant with seating for 175 people. The restaurant includes a large bar area and a catering hall accommodating 300 guests. A state-of-the-art kitchen, office, and basement are also part of the restaurant. Additionally, the property includes a separate four-unit apartment house generating $3,400 per month in income. The property is situated on a 4.42-acre lot and the building size is 12,000 square feet. The property is zoned commercial and is located close to Howe Caves, Interstate I-88, and Albany.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Restaurants

    Suggested Use

    Building Supply Big Box & Wholesale Store Accounting Firm Storage Facility HVAC Service Travel Agency (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cobleskill
    County
    Schoharie
    State
    New York
    Longitude
    -74.3920415
    Latitude
    42.6821957

    Nearby Similar for Sale

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      View Details
    • $195,000
      1,943 SF

      Turnkey Medical Office Space

      Medical office with exam rooms, potential for residential conversion.
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    • $529,000

      Turnkey Restaurant with Apartment Income

      Renovated restaurant with catering, bar, and apartment rental income.
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      View Details
    • $499,900
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      Cobleskill Commercial Opportunity on Route 7

      Restaurant, motel, and residence on 2.43 acres with high visibility.
      1009 E Main Street, Cobleskill, NY 12043
      View Details

    FAQs

    What type of property is this?
    Restaurant - Renovated restaurant and apartment house near Howe Caves.
    Where is this restaurant located?
    The property is located at 2930 State Route 7 Cobleskill, NY.
    What is the asking price?
    The asking price for this property is $529,000.
    What are key features of this property?
    This property features: Turnkey restaurant with recent renovation.; High seating capacity: 175 in restaurant, **300 in catering hall**.; Separate 4‑unit apartment house generating $3400 monthly income.
    (518) 231-0409
    We can help!
    Listing Contact
    Dean C Nunamann
    Dean C Nunamann
    Real Estate License ID: 30NU0705806
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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