Restaurant and Event Venue
3939 Us Highway 20 Warren, NY 13439
3939 Us Highway 20, Warren, NY, 13439
$1,175,000
For Sale
$1,175,000
Owner-occupied restaurant with wedding and short-term rental use, featuring expansive indoor dining areas and two fireplaces.
Property Size6,168 SF
Price / SF$190.50
Days on Market92
Property Features for 3939 Us Highway 20
General Information
- Standard status
- Active
- Size
- 6,168 SF
- Property subtype
- Mixed Use
Building Details
- Year Built
- 1760
Listing agency
River Hills Properties LLC Lf
(315) 868-4596
Listed by
Brandon Mosher · License #10301224028
(315) 868-4596
Source
Xome
Added: Apr 21 Updated: Jul 21 at 12:07AM Checked: Jul 21 at 3:13AM
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 River Hills Properties LLC Lf
Investment Insights
Based on property information with market context.
This owner-occupied property is currently operating as a restaurant, wedding venue, and Airbnb destination. The building offers expansive indoor dining and event spaces with warm wood finishes and gathering areas centered on two wood-burning fireplaces and two propane inserts. The layout is described as flexible for large events, intimate dining, or short-term rentals.
The property is located along US Route 20, providing visibility and accessibility while maintaining a private, destination-style setting.
Recent upgrades referenced in the remarks include a full re-plumb, refinished flooring throughout, and a newly installed residential kitchen with custom cabinetry and quartz countertops. Outside, a newly constructed barn/garage provides additional storage and utility. Please note there is a restriction on closing: no closing prior to 11/01/2026.
The property is located along US Route 20, providing visibility and accessibility while maintaining a private, destination-style setting.
Recent upgrades referenced in the remarks include a full re-plumb, refinished flooring throughout, and a newly installed residential kitchen with custom cabinetry and quartz countertops. Outside, a newly constructed barn/garage provides additional storage and utility. Please note there is a restriction on closing: no closing prior to 11/01/2026.
Key Highlights
- Owner‑occupied property operating as a restaurant, wedding venue, and Airbnb destination with expansive indoor dining and event spaces
- Two wood‑burning fireplaces plus two propane inserts for a year‑round indoor ambiance
- Recent upgrades include full re‑plumb, refinished flooring, and a newly installed residential kitchen with custom cabinetry and quartz countertops
Local Financial Insights For Specialty Retail
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $116.9k | $18.96 |
| − Vacancy | −$3.0k | −$0.49 |
| EGI | $113.9k | $18.47 |
| − OpEx | −$28.5k | −$4.62 |
| NOI | $85.4k | $13.85 |
6,168 SF · lease $18.96/SF/yr · vacancy 2.60% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$1.22M
$1.07M – $1.42M
NOI $85,429 @ 7.0% cap · market cap 7.27%
Second Best
Apartment 5plus
$718.2K
$628.4K – $837.9K
NOI $50,275 @ 7.0% cap · market cap 4.28%
Theoretical Best
Office A
$1.70M
$1.49M – $1.98M
NOI $119,018 @ 7.0% cap · market cap 10.13%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Conventional restaurants
FAQs
What type of property is this?
Conventional restaurant - Owner-occupied restaurant with wedding and short-term rental use, featuring expansive indoor dining areas and two fireplaces.
Where is this conventional restaurant located?
The property is located at 3939 Us Highway 20 Warren, NY.
What is the asking price?
The asking price for this property is $1,175,000.
What are key features of this property?
This property features: Owner‑occupied property operating as a restaurant, wedding venue, and Airbnb destination with expansive indoor dining and event spaces; Two wood‑burning fireplaces plus two propane inserts for a year‑round indoor ambiance; Recent upgrades include full re‑plumb, refinished flooring, and a newly installed residential kitchen with custom cabinetry and quartz countertops
