Equipped Former Coffee Roasters For
For Sale
$795,000
323 Hamilton Street South, Painted Post, NY
Turnkey coffee roasting and retail operation with drive-up window.
Property Size1,756 SF
Price / SF$452.73
Days on Market331
Property Features for 323 Hamilton Street South
General Information
Standard status
Active
Size
1,756 SF
Property subtype
Retail
Building Details
Building Size
1,756 SF
Listing Agency:
Corning/Elmira Office
(607) 937-9720
Listed By:
Michael J. Manzari, SIOR, CCIM
(607) 937-9720
Source:
Pyramidbrokerage
Added: Sep 25, 2025
Changed: Aug 18
Last Checked: Aug 21 at 4:35AM
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 Corning/Elmira Office
Investment Insights
Based on property information with market context.
This property, formerly Heavenly Cup Coffee Roasters, offers a total of 1,756 square feet and presents an opportunity for an entrepreneur to re-establish a similar operation. The first floor spans 1,248 square feet and includes a fully equipped kitchen, a preparation area, a counter area for order placement and pickup, a seating area, and an ADA-compliant restroom. The second floor provides an additional 162 square feet of seating space, with the remaining area dedicated to coffee roasting and packaging. This section is equipped with all necessary equipment, including a hoist for lifting coffee bags from the ground level to the second floor. The full basement features office space and storage for equipment and supplies. A drive-up window is also available for convenient ordering and pickup service.
Key Highlights
- Fully equipped commercial kitchen and coffee roasting/packaging operation with all equipment included.
- Drive‑up window for convenient ordering and pickup.
- Turnkey opportunity to restart a former coffee roasting business (Heavenly Cup Coffee Roasters).
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
$22,710
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
2.86%
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%
$454,200
$454.2K
Cap Rate 7%
$324,429
$324.4K
Cap Rate 9%
$252,333
$252.3K
Market Conditions
NOI Build-Up for 1,756 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
$31.6K $18.00/SF
− Vacancy
−$1.3K −$0.76/SF
EGI
$30.3K $17.24/SF
− OpEx
−$7.6K −$4.31/SF
NOI
$22.7K $12.93/SF
Area
Steuben 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%
$454,200
Cap Rate 7%
$324,429
Cap Rate 9%
$252,333
Alternative Uses
Best Use
Specialty Retail
$324.4K
$283.9K – $378.5K
NOI $22,710 @ 7.0% cap · market cap 2.86%
Second Best
Retail
$242.2K
$212.0K – $282.6K
NOI $16,957 @ 7.0% cap · market cap 2.13%
Theoretical Best
Office A
$428.1K
$374.6K – $499.4K
NOI $29,966 @ 7.0% cap · market cap 3.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
179
Businesses Nearby
41k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 88%
Shops & Services 12%
McDonald's
Dining
27,954 visits/mo
0.1 miles
KFC
Dining
7,822 visits/mo
0.1 miles
Mobil
Shops & Services
4,928 visits/mo
0.1 miles
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Coffee shop - Turnkey coffee roasting and retail operation with drive-up window.
Where is this coffee shop located?
The property is located at 323 Hamilton Street South Painted Post, NY.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Fully equipped commercial kitchen and coffee roasting/packaging operation with all equipment included.; Drive‑up window for convenient ordering and pickup.; Turnkey opportunity to restart a former coffee roasting business (Heavenly Cup Coffee Roasters).
