Turnkey Restaurant Bar with
For Sale
$1,695,000
42 S Main Street, Voorheesville, NY 12186
Recently constructed restaurant bar with seating, outdoor patio, and private event space; FFE included.
Property Size4,976 SF
Price / SF$340.64
Days on Market103
Property Features for 42 S Main Street
General Information
Standard status
Active
Size
4,976 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Building Details
Year Built
2023
Listing Agency:
Carrow Real Estate Services LLC
(518) 462-7491
Listed By:
Rudy R Lynch · License #10301200002
(518) 639-4663
Source:
Signatureonerealtygroup
Added: May 20
Changed: Aug 28
Last Checked: Aug 29 at 10:42AM
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 Carrow Real Estate Services LLC
Investment Insights
Based on property information with market context.
Recently constructed and offered as turnkey, this restaurant bar property was completed in 2023 and presents a contemporary-rustic interior package ready for immediate operation. The setup includes seating for approximately 164 guests, an outdoor patio seating area, and a year-round golf simulator entertainment area. A dedicated private event space supports group hosting, while the sale includes existing FFE to support a seamless transition.
Located at a prominent corner on S Main Street in Voorheesville, the property benefits from strong visibility and signage. On-site parking is available, supporting convenient access for patrons.
This is a hospitality-focused build designed to accommodate both everyday dining and private events, with an entertainment component that extends seasonality through the included golf simulator.
Located at a prominent corner on S Main Street in Voorheesville, the property benefits from strong visibility and signage. On-site parking is available, supporting convenient access for patrons.
This is a hospitality-focused build designed to accommodate both everyday dining and private events, with an entertainment component that extends seasonality through the included golf simulator.
Key Highlights
- Recently built 4,976 SF restaurant/bar completed in 2023
- Seating for approximately 164 guests plus outdoor patio seating
- Includes year‑round golf simulator entertainment area and private event space
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
$64,355
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
3.80%
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%
$1,287,100
$1.3M
Cap Rate 7%
$919,357
$919.4K
Cap Rate 9%
$715,056
$715.1K
Market Conditions
NOI Build-Up for 4,976 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
$89.6K $18.00/SF
− Vacancy
−$3.8K −$0.76/SF
EGI
$85.8K $17.24/SF
− OpEx
−$21.5K −$4.31/SF
NOI
$64.4K $12.93/SF
Area
Albany 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%
$1,287,100
Cap Rate 7%
$919,357
Cap Rate 9%
$715,056
Alternative Uses
Best Use
Specialty Retail
$919.4K
$804.4K – $1.07M
NOI $64,355 @ 7.0% cap · market cap 3.80%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.55M
$1.36M – $1.81M
NOI $108,691 @ 7.0% cap · market cap 6.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
22k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 67%
Shops & Services 25%
Dining 8%
Hannaford
Groceries
14,659 visits/mo
0.3 miles
Mobil
Shops & Services
3,361 visits/mo
0.4 miles
China Garden
Dining
1,641 visits/mo
0.3 miles
KeyBank
Shops & Services
1,282 visits/mo
0.2 miles
Napa Auto Parts
Shops & Services
918 visits/mo
0.2 miles
Demographics for 12186, NY
6,485
Population
2,718
Households
2.4
Avg Household Size
46
Median Age
52%
College-Educated
96%
High-School Grad
33.1 sq mi
ZIP Area
196
Density / Sq Mi
$116,053
Median Household Income
$49,267
Median Earnings
$1,132
Median Rent
$338,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Colonie Country Club Grounds — 141 Maple Rd, Voorheesville, NY 12186
- Country Club Estates — 8 Fairway Ct, Voorheesville, NY 12186
- Northern Barrell — 10 N Main St Bld. 6, Voorheesville, NY 12186
Frequently Asked Questions
What type of property is this?
Bar & Pub - Recently constructed restaurant bar with seating, outdoor patio, and private event space; FFE included.
Where is this bar & pub located?
The property is located at 42 S Main Street Voorheesville, NY.
What is the asking price?
The asking price for this property is $1,695,000.
What are key features of this property?
This property features: Recently built 4,976 SF restaurant/bar completed in 2023; Seating for approximately 164 guests plus outdoor patio seating; Includes year‑round golf simulator entertainment area and private event space
