Stand-Alone Restaurant Event
For Sale
$565,000
Pending
405 Hudson River Road, Halfmoon, NY 12188
COMMERCIAL - Halfmoon, NY
Property Size6,940 SF
Lot Size1.20 Acres
Days on Market208
Property Features for 405 Hudson River Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
60
Interior features
Vaulted Ceiling(s), Wet Bar
Basement
Crawl Space, Interior Entry, Exterior Entry, Unfinished
Directions
Headed from Waterford toward Mechanicville. Property is on the right side across the street from Fred's Tents
Standard status
Pending
APN
413800 286.-1-51
Size
6,940 SF
Lot size
1.20 Acres
Taxes and HOA fees
Tax Annual Amount
8421
Utilities
Sewer type
Septic Tank
Heating system
Baseboard
Cooling system
Wall Unit(s)
Water source
Public
Building Details
Building materials
Vinyl Siding
Listing Agency:
Field Realty
(518) 495-1877
Listed By:
April M Trudeau · License #10301221033
(518) 937-4865
Added: Jan 16
Changed: Aug 4
Last Checked: Aug 12 at 6:06PM
MLS# 202610735
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This stand-alone commercial building offers versatile space designed for food and beverage use. The interior includes a large banquet room with a back bar, an oversized commercial kitchen, and two sets of restrooms. The property is offered as building only, with the business not included.
The site includes ample parking and both front access and large lot access, supporting ease of arrival for guests and staff. It is located at 405 Hudson River Road in Halfmoon, Saratoga County, NY.
With its banquet-style gathering area, back bar, and commercial kitchen, the layout is well suited to restaurant or bar concepts, as well as event venue programming and other forms of adaptive reuse within Commercial zoning.
The site includes ample parking and both front access and large lot access, supporting ease of arrival for guests and staff. It is located at 405 Hudson River Road in Halfmoon, Saratoga County, NY.
With its banquet-style gathering area, back bar, and commercial kitchen, the layout is well suited to restaurant or bar concepts, as well as event venue programming and other forms of adaptive reuse within Commercial zoning.
Key Highlights
- Spacious stand‑alone commercial building
- Large banquet room with back bar
- Oversized commercial kitchen
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
$42,922
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
7.60%
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%
$858,440
$858.4K
Cap Rate 7%
$613,171
$613.2K
Cap Rate 9%
$476,911
$476.9K
Market Conditions
NOI Build-Up for 6,940 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
$65.8K $9.48/SF
− Vacancy
−$4.5K −$0.64/SF
EGI
$61.3K $8.84/SF
− OpEx
−$18.4K −$2.65/SF
NOI
$42.9K $6.18/SF
Area
Saratoga County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$858,440
Cap Rate 7%
$613,171
Cap Rate 9%
$476,911
Alternative Uses
Best Use
Specialty Retail
$1.54M
$1.35M – $1.80M
NOI $107,706 @ 7.0% cap · market cap 19.06%
Second Best
Industrial
$613.2K
$536.5K – $715.4K
NOI $42,922 @ 7.0% cap · market cap 7.60%
Theoretical Best
Office A
$2.08M
$1.82M – $2.42M
NOI $145,407 @ 7.0% cap · market cap 25.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
40
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12188, NY
11,035
Population
5,197
Households
2.1
Avg Household Size
43
Median Age
32%
College-Educated
94%
High-School Grad
13.0 sq mi
ZIP Area
849
Density / Sq Mi
$87,212
Median Household Income
$46,738
Median Earnings
$1,097
Median Rent
$278,100
Median Home Value
Market
Vacancy Rate% for Retail 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 - Stand-alone commercial building with large banquet room, back bar, oversized commercial kitchen, and ample parking.
Where is this conventional restaurant located?
The property is located at 405 Hudson River Road Halfmoon, NY.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Spacious stand‑alone commercial building; Large banquet room with back bar; Oversized commercial kitchen
