Building Details

Building Size 4,675 SF

Year Built 1930

Buildings 3

Stories 2

Listing Agency: The Beach Real Estate Team b***@yahoo.com Show Phone

Listed By: Sheila A. Beach Show Phone

Source: Homeprocny

Added: May 20 Changed: Aug 23 Last Checked: Aug 24 at 3:41PM

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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 The Beach Real Estate Team

Investment Insights

Based on property information with market context.

This is an established bar and restaurant located near popular snowmobile trails in the Adirondack region. The property combines an operating hospitality business with income-producing potential. The upstairs features 7 bedrooms ready for conversion into apartments, Airbnb rentals, lodge accommodations, or owner occupancy. Situated on 4 acres, the property includes a commercial kitchen and restaurant/bar space. Ample parking is available. The property is suitable for investors, entrepreneurs, or anyone dreaming of owning a destination-style business with lodging potential. It is located at 3655 State Route 8, Ohio, NY 13324. The property attracts snowmobilers, outdoor enthusiasts, hunters, tourists, and locals year-round while creating multiple streams of income. The bike score is 10, indicating it is somewhat bikeable, and the walk score is 1, indicating it is car-dependent.

Key Highlights

• Established bar and restaurant business with immediate income potential
• Prime location near popular snowmobile trails in the Adirondack region
• Seven upstairs bedrooms suitable for apartments, Airbnb, or owner's residence

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

$28,313

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

8.71%

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%

$566,260 $566.3K

Cap Rate 7%

$404,471 $404.5K

Cap Rate 9%

$314,589 $314.6K

Market Conditions

NOI Build-Up for 4,675 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

$70.1K $15.00/SF

− Vacancy

−$10.5K −$2.25/SF

EGI

$59.6K $12.75/SF

− OpEx

−$31.3K −$6.69/SF

NOI

$28.3K $6.06/SF

Area

Herkimer County, NY

Vacancy

15.00%

Lease Rate

$15.00 /SF/Yr

Expense Ratio

52.50%

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%

$566,260

Cap Rate 7%

$404,471

Cap Rate 9%

$314,589

Alternative Uses

Best Use

Specialty Retail

$863.7K

$755.8K – $1.01M (±1% cap)

NOI $60,462 @ 7.0% cap · market cap 18.60%

Second Best

Hotel Hospitality

$404.5K

$353.9K – $471.9K (±1% cap)

NOI $28,313 @ 7.0% cap · market cap 8.71%

Theoretical Best

Office A

$1.39M

$1.22M – $1.62M (±1% cap)

NOI $97,405 @ 7.0% cap · market cap 29.97%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Bars & Pubs

Suggested Use

Top Pick Restaurant Hotel & Motel Bar & Pub

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

3

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 13324, NY

1,963

Population

1,372

Households

1.4

Avg Household Size

50

Median Age

18%

College-Educated

88%

High-School Grad

135.1 sq mi

ZIP Area

15

Density / Sq Mi

$80,313

Median Household Income

$46,550

Median Earnings

$867

Median Rent

$144,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this bars & pubs located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Haskells Inn — 3655 NY-8, Cold Brook, NY 13324

Frequently Asked Questions

What type of property is this?

Bar & Pub - Established bar/restaurant with income potential near snowmobile trails.

Where is this bar & pub located?

The property is located at 3655 State Route 8 Cold Brook, NY.

What is the asking price?

The asking price for this property is $325,000.

What are key features of this property?

This property features: Established bar and restaurant business with immediate income potential; Prime location near popular snowmobile trails in the Adirondack region; Seven upstairs bedrooms suitable for apartments, Airbnb, or owner's residence