Restaurant and Market with
For Sale
$950,000
3790 State Route 13, Pulaski, NY 13142
Food retail, bakery, gift merchandise, and a specialty kitchen operate within a distinctive hospitality setting.
Property Size6,756 SF
Price / SF$140.62
Days on Market17
Property Features for 3790 State Route 13
General Information
Standard status
Active
Size
6,756 SF
Building Details
Year Built
1800
Listing Agency:
Payne Team, LLC
(845) 649-1720
Listed By:
Dawn M. Payne · License #10491209069
Source:
Skinnercnyrealty
Added: Aug 14
Changed: Aug 30
Last Checked: Aug 30 at 7:24AM
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 Payne Team, LLC
Investment Insights
Based on property information with market context.
This 6,756 SF property combines several customer-facing food and retail functions, including a gourmet food market, brick oven pizzeria, bakery, wine and cocktail store, and gift shop. The interior features hardwood flooring, dedicated display areas, and a specialty kitchen outfitted with a bread maker and brick pizza oven. Built in 1800, the property has a distinctive design that supports its established market and dining uses.
Four apartments were renovated in 2022 and are located on the premises. The property is at 3790 State Route 13 in Pulaski, NY, within a fishing town setting. Its combination of food preparation, retail merchandising, dining, and on-site residential accommodations creates a varied operating format within one property.
Four apartments were renovated in 2022 and are located on the premises. The property is at 3790 State Route 13 in Pulaski, NY, within a fishing town setting. Its combination of food preparation, retail merchandising, dining, and on-site residential accommodations creates a varied operating format within one property.
Key Highlights
- 6,756 SF property at 3790 State Route 13, Pulaski, NY 13142
- Gourmet food market, brick oven pizzeria, bakery, wine and cocktail store, and gift shop
- Kitchen includes a bread maker and brick pizza oven
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
$87,375
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
9.20%
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%
$1,747,500
$1.7M
Cap Rate 7%
$1,248,214
$1.2M
Cap Rate 9%
$970,833
$970.8K
Market Conditions
NOI Build-Up for 6,756 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
$121.6K $18.00/SF
− Vacancy
−$5.1K −$0.76/SF
EGI
$116.5K $17.24/SF
− OpEx
−$29.1K −$4.31/SF
NOI
$87.4K $12.93/SF
Area
Oswego 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%
$1,747,500
Cap Rate 7%
$1,248,214
Cap Rate 9%
$970,833
Alternative Uses
Best Use
Specialty Retail
$1.25M
$1.09M – $1.46M
NOI $87,375 @ 7.0% cap · market cap 9.20%
Second Best
Retail
$932.0K
$815.5K – $1.09M
NOI $65,240 @ 7.0% cap · market cap 6.87%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,329 @ 7.0% cap · market cap 9.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13142, NY
6,323
Population
3,465
Households
1.8
Avg Household Size
43
Median Age
23%
College-Educated
92%
High-School Grad
72.2 sq mi
ZIP Area
88
Density / Sq Mi
$85,000
Median Household Income
$41,152
Median Earnings
$852
Median Rent
$157,500
Median Home Value
Market
Vacancy Rate% for Multifamily 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?
Conventional restaurant - Food retail, bakery, gift merchandise, and a specialty kitchen operate within a distinctive hospitality setting.
Where is this conventional restaurant located?
The property is located at 3790 State Route 13 Pulaski, NY.
What is the asking price?
The asking price for this property is $950,000.
What are key features of this property?
This property features: 6,756 SF property at 3790 State Route 13, Pulaski, NY 13142; Gourmet food market, brick oven pizzeria, bakery, wine and cocktail store, and gift shop; Kitchen includes a bread maker and brick pizza oven
