Turnkey Amish Outlet Store
For Sale
$1,800,000
3530-3532 Union St, North Chili, NY 14514
Award-winning business and real estate for sale near Interstate 490.
Property Size16,343 SF
Price / SF$110.14
Days on Market290
Property Features for 3530-3532 Union St
General Information
Standard status
Active
Size
16,343 SF
Building Details
Year Built
2000
Listing Agency:
Hanna Commercial
Listed By:
Paul J. Schiliro · License #40SC0913944
(585) 756-7310
Source:
Skinnercnyrealty
Added: Nov 24, 2025
Changed: Sep 8
Last Checked: Sep 9 at 9:06PM
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 Hanna Commercial
Investment Insights
Based on property information with market context.
This is a turnkey business opportunity featuring an award-winning Amish outlet store. The sale includes both the thriving business and the real estate. The property offers multiple revenue streams from high-margin, high-quality products. Family-owned and operated, the business has been recognized for its quality and service. The highly visible 3.5-acre corner location is situated just off Interstate 490. The property includes a 16,000 square foot showroom with a 1.8-acre outdoor display area. A wide product range includes solid wood furniture, playsets, gazebos, sheds, and more. The sale includes the website and digital presence (Amishoutlet.net). The general industrial zoning allows for many additional uses. The owner is willing to provide transition services. Financial details will be provided under confidentiality to serious, qualified buyers.
Key Highlights
- Turnkey, award‑winning Amish outlet store business and real estate included in sale.
- Highly visible 3.5‑acre corner location just off Interstate 490.
- Multiple revenue streams from high‑margin, high‑quality products.
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
$158,731
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
8.82%
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%
$3,174,620
$3.2M
Cap Rate 7%
$2,267,586
$2.3M
Cap Rate 9%
$1,763,678
$1.8M
Market Conditions
NOI Build-Up for 16,343 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
$245.1K $15.00/SF
− Vacancy
−$18.4K −$1.13/SF
EGI
$226.8K $13.88/SF
− OpEx
−$68.0K −$4.16/SF
NOI
$158.7K $9.71/SF
Area
Monroe County, NY
Vacancy
7.50%
Lease Rate
$15.00 /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%
$3,174,620
Cap Rate 7%
$2,267,586
Cap Rate 9%
$1,763,678
Alternative Uses
Best Use
Retail
$2.27M
$1.98M – $2.65M
NOI $158,731 @ 7.0% cap · market cap 8.82%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.14M
$2.75M – $3.66M
NOI $219,616 @ 7.0% cap · market cap 12.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14514, NY
6,734
Population
2,715
Households
2.5
Avg Household Size
40
Median Age
42%
College-Educated
97%
High-School Grad
5.6 sq mi
ZIP Area
1,203
Density / Sq Mi
$80,453
Median Household Income
$55,400
Median Earnings
$1,507
Median Rent
$217,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - Award-winning business and real estate for sale near Interstate 490.
Where is this showroom located?
The property is located at 3530-3532 Union St North Chili, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: Turnkey, award‑winning Amish outlet store business and real estate included in sale.; Highly visible 3.5‑acre corner location just off Interstate 490.; Multiple revenue streams from high‑margin, high‑quality products.
