Profitable Deli Business and Real
For Sale
$495,000
Pending
3 Hamilton Rd, Pine Bush, NY 12566
Turn-key deli business and real estate package for sale.
Property Size1,190 SF
Lot Size0.66 Acres
Days on Market265
Property Features for 3 Hamilton Rd
General Information
Standard status
Pending
Size
1,190 SF
Lot size
0.66 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,456
Building Details
Building Size
1,190 SF
Year Built
1940
Listing Agency:
KRUMPFER REALTY GROUP
(845) 551-8156
Listed By:
Wendy Lupinski-Beck · License #10491208420
(845) 551-8156
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 19
Last Checked: Aug 20 at 10:28AM
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 KRUMPFER REALTY GROUP
Investment Insights
Based on property information with market context.
This offering presents an opportunity to acquire a profitable business and real estate package. The Little Corner Deli, a local establishment, has been serving the community for over 16 years. Situated at a high-traffic 4-way intersection on County Route 48, the deli is known for its homemade breakfast and lunch offerings. The business features convenience store staples, Lotto, ATM, propane exchange, and beer sales, providing multiple income streams. The sale includes the real estate, equipment, and inventory, presenting a turn-key opportunity for entrepreneurs or investors seeking a profitable business in a high-visibility, easy-access location.
Key Highlights
- Turn‑key profitable deli business and real estate package.
- Prime, high‑traffic location at a 4‑way intersection.
- Multiple income streams: deli, convenience store staples, Lotto, ATM, propane exchange, and beer sales.
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
$14,484
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
2.93%
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%
$289,680
$289.7K
Cap Rate 7%
$206,914
$206.9K
Cap Rate 9%
$160,933
$160.9K
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
−$728 −$0.61/SF
EGI
$20.7K $17.39/SF
− OpEx
−$6.2K −$5.22/SF
NOI
$14.5K $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%
$289,680
Cap Rate 7%
$206,914
Cap Rate 9%
$160,933
Alternative Uses
Best Use
Retail
$206.9K
$181.1K – $241.4K
NOI $14,484 @ 7.0% cap · market cap 2.93%
Second Best
Specialty Retail
$147.8K
$129.3K – $172.4K
NOI $10,346 @ 7.0% cap · market cap 2.09%
Theoretical Best
Office A
$403.0K
$352.7K – $470.2K
NOI $28,213 @ 7.0% cap · market cap 5.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12566, NY
10,923
Population
4,454
Households
2.5
Avg Household Size
44
Median Age
28%
College-Educated
93%
High-School Grad
55.8 sq mi
ZIP Area
196
Density / Sq Mi
$110,154
Median Household Income
$52,122
Median Earnings
$1,414
Median Rent
$333,700
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?
Grocery and convenience store - Turn-key deli business and real estate package for sale.
Where is this grocery and convenience store located?
The property is located at 3 Hamilton Rd Pine Bush, 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: Turn‑key profitable deli business and real estate package.; Prime, high‑traffic location at a 4‑way intersection.; Multiple income streams: deli, convenience store staples, Lotto, ATM, propane exchange, and beer sales.
