Established Neighborhood
For Sale
$495,000
3 HAMILTON RD, Monticello, NY 12722
Operating food-service business with convenience merchandise, lottery sales, beer, and an on-site ATM.
Property Size1,190 SF
Price / SF$415.97
Days on Market64
Property Features for 3 HAMILTON RD
General Information
Standard status
Active
Size
1,190 SF
Property subtype
Mixed Use
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$4,394
Amenities
3
7 Parking Spaces. Driveway, Private.
Listing Agency:
KW Hudson Valley United
(914) 804-3867
Listed By:
Joseph Rubeo · License #10301215547
(914) 804-3867
Source:
Xome
Added: Jun 27
Changed: Aug 28
Last Checked: Aug 28 at 7:04PM
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 Hudson Valley United
Investment Insights
Based on property information with market context.
This offering combines a neighborhood deli business with the underlying property. The 1,190-square-foot operation serves breakfast, lunch, and dinner, with space supporting prepared-food service and the sale of essential household merchandise. Additional customer services include lottery sales, beer, and an on-site ATM.
The property includes seven parking spaces and a private driveway. Its position next to a local post office contributes to a setting that serves nearby residents, town employees, and contractors. The business has operated for more than 15 years, providing an established operating history for a new owner.
The property includes seven parking spaces and a private driveway. Its position next to a local post office contributes to a setting that serves nearby residents, town employees, and contractors. The business has operated for more than 15 years, providing an established operating history for a new owner.
Key Highlights
- Business and property offered together
- 1,190 SF deli operation
- More than 15 years of operating history
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
$15,390
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
3.11%
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%
$307,800
$307.8K
Cap Rate 7%
$219,857
$219.9K
Cap Rate 9%
$171,000
$171.0K
Market Conditions
NOI Build-Up for 1,190 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
$21.4K $18.00/SF
− Vacancy
−$900 −$0.76/SF
EGI
$20.5K $17.24/SF
− OpEx
−$5.1K −$4.31/SF
NOI
$15.4K $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%
$307,800
Cap Rate 7%
$219,857
Cap Rate 9%
$171,000
Alternative Uses
Best Use
Specialty Retail
$219.9K
$192.4K – $256.5K
NOI $15,390 @ 7.0% cap · market cap 3.11%
Second Best
Retail
$205.2K
$179.6K – $239.4K
NOI $14,364 @ 7.0% cap · market cap 2.90%
Theoretical Best
Office A
$326.4K
$285.6K – $380.8K
NOI $22,848 @ 7.0% cap · market cap 4.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
92
Businesses Nearby
10k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 61%
Dining 39%
Mobil
Shops & Services
5,996 visits/mo
0.4 miles
Krispy Krunchy Chicken
Dining
3,855 visits/mo
0.4 miles
Demographics for 12722, NY
120
Population
52
Households
2.3
Avg Household Size
51
Median Age
0.3 sq mi
ZIP Area
400
Density / Sq Mi
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Wan Bo Buffet — 36 Forestburgh Rd #1833, Monticello, NY 12701
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Operating food-service business with convenience merchandise, lottery sales, beer, and an on-site ATM.
Where is this conventional restaurant located?
The property is located at 3 HAMILTON RD Monticello, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Business and property offered together; 1,190 SF deli operation; More than 15 years of operating history
