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    Turnkey Restaurant with Income Property Title is generated by Realmo AI

    3 N Main St, Massena, NY 13662

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    New
    For Sale
    $695,000

    COMMERCIAL - Massena, NY

    Property size:
    5,831 SF
    Lot size:
    1.04 Acres
    Price / SF:
    $119/SF
    Added:
    Jun 4, 2026
    Days on Market:
    2
    Last Refresh:
    Jun 5 at 1:06 am

    Property Features for 3 N Main St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    2
    Rooms
    Bathroom 2, Bathroom 1
    Interior features
    9 ft.+ ceilings
    Exterior features
    Handicapped Entrance, Storage/out-building(s)
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    9.059-10-9
    Size
    5,831 SF
    Lot size
    1.04 Acres

    Taxes and HOA fees

    Tax Annual Amount
    10957

    Utilities

    Water source
    Public

    Building Details

    Year built
    1970
    Floors in Building
    1
    Building materials
    Brick exterior, Concrete block
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Amanda Fiacco

    Listing agent Amanda Fiacco License #10491212047

    Listing office Fiacco Realty, LLC 6603 State Highway 56, Potsdam, NY

    Listing date Jun 4, 2026

    MLS# 52846

    Copyright © 2026 St. Lawrence Board of Realtors. 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 & income‑producing property on a 1.04‑acre corner lot with two buildings
    • Spacious brick commercial building (1970) set up for restaurant use with a large commercial kitchen
    • Updated walk‑in cooler and walk‑in freezer, plus kitchen equipment included with the sale
    • Dining area with additional seating at the breakfast bar and two half bathrooms
    • Second building rented out as a gift shop, providing existing income
    • Accessible features include an accessible approach with ramp; parking and storage/out‑building(s) on site

    Overview

    This sale includes a turnkey restaurant property with two buildings on a 1.04-acre corner lot. The primary brick commercial building is home to Spanky’s Diner and features a large commercial kitchen, spacious dining areas, a breakfast bar with additional seating, and two half bathrooms for customers and staff. The kitchen includes an updated walk-in cooler and walk-in freezer, and the offering also includes a wide variety of restaurant equipment such as dishes, tables, chairs, booths, stools, and kitchen equipment. Additional in-building convenience includes a newer gas furnace, a full basement with extensive storage space, and a washer and dryer.

    The second building is currently rented out as a gift shop, providing an existing tenant use. The property is described as having prominent corner-lot visibility and ample parking, with proximity to the hospital and placement in a high-traffic area.

    For an operator or buyer looking to enter the restaurant business, the property presents a fully equipped diner setup with extensive kitchen improvements and prepared dining space. For an investor, the presence of the separately used second building adds a second commercial use within the same site.
    Property Profile Location Intelligence

    Current Use by Public Records

    Spanky's Restaurant

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Similar Places Nearby

    • Via Main — 132 Main St, Massena, NY 13662
    • Fourth Coast Cafe.. — 53 Willow St, Massena, NY 13662
    • Spanky's — 3 N Main St, Massena, NY 13662

    Location Insight

    • Map
    • Local Demand
    City
    Massena
    County
    St. Lawrence
    State
    New York
    Longitude
    -74.8933776
    Latitude
    44.9348366

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    FAQs

    What type of property is this?
    Breakfast & diner - Turnkey diner and second rented building on a corner lot with parking and a full kitchen, storage, and cooler/freezer.
    Where is this breakfast & diner located?
    The property is located at 3 N Main St Massena, NY.
    What is the asking price?
    The asking price for this property is $695,000.
    What are key features of this property?
    This property features: Turnkey restaurant & income‑producing property on a 1.04‑acre corner lot with two buildings; Spacious brick commercial building (1970) set up for restaurant use with a large commercial kitchen; Updated walk‑in cooler and walk‑in freezer, plus kitchen equipment included with the sale
    (315) 261-9809
    We can help!
    Listing Contact
    Amanda Fiacco
    Real Estate License ID: 10491212047
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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.

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