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    Turnkey Restaurant on Busy Road Title is generated by Realmo AI

    43641 State Route 12, Alexandria Bay, NY 13607

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    Claim this Listing
    New
    For Sale
    $450,000

    COMMERCIAL - Alexandria Bay, NY

    Property size:
    2,040 SF
    Lot size:
    0.83 Acres
    Price / SF:
    $220/SF
    Added:
    May 29, 2026
    Days on Market:
    1
    Last Refresh:
    May 29 at 12:06 pm

    Property Features for 43641 State Route 12

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Business
    Parking
    50
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    222289-006-019-0001-071-220
    Size
    2,040 SF
    Lot size
    0.83 Acres

    Taxes and HOA fees

    Tax Annual Amount
    4501

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Oil, Electric (Heating), Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1989
    Floors in Building
    1
    Flooring type
    Vinyl, Linoleum
    Building materials
    MetalSiding
    Roof type
    Shingle, Asphalt

    We can help!

    Listing Contact
    Shondra Beach

    Listing agent Shondra Beach License #10401349039

    Listing office Bridgeview Real Estate 128 TenEyck St #2, Watertown, NY

    Listing date May 29, 2026

    MLS# S1684938

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Turnkey commercial property with successful Wolfe's Kountry Kottage restaurant included.
    • Prime location on NYS Route 12, offering high visibility and accessibility near Interstate 81 and the St. Lawrence River.
    • High parking capacity with over 50 spots.
    • Fully furnished with all seating and commercial restaurant equipment.
    • Seating for 86 guests inside plus 24 in the outdoor dining area.
    • New electric AC unit.

    Overview

    This commercial property is located on NYS Route 12 between Alexandria Bay and Clayton, close to Interstate 81. Currently operating as Wolfe's Kountry Kottage, the property has been a restaurant for nearly a decade. The restaurant has seating for 86 guests, with an additional outdoor dining area that provides seating for 24 guests. A new electric AC unit is installed. The property offers visibility, accessibility, and parking with over 50 spots. It is located close to the St. Lawrence River. The property size is 2,040 square feet on a lot of 0.83 acres. There is room to expand the existing building, enlarge the outdoor dining area, or further develop the property. The property is being offered fully furnished with all seating and commercial restaurant equipment included. The zoning is Business, allowing for various business ventures. Thousands of vehicles pass by each day. The property is located in the Thousand Islands region.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Restaurant Building Supply Auto Repair Shop Hotel & Motel Food Market Storage Facility Bar & Pub (Bike/Boat/Book/etc) Store Travel Agency Bed & Breakfast

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Alexandria Bay
    County
    Jefferson
    State
    New York
    Longitude
    -75.96085
    Latitude
    44.299973

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      Waterfront Marina with Income Potential

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      Turn-Key Restaurant in 1000 Islands

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    FAQs

    What type of property is this?
    Conventional restaurant - Commercial property with established restaurant near St. Lawrence River.
    Where is this conventional restaurant located?
    The property is located at 43641 State Route 12 Alexandria Bay, NY.
    What is the asking price?
    The asking price for this property is $450,000.
    What are key features of this property?
    This property features: Turnkey commercial property with successful Wolfe's Kountry Kottage restaurant included.; Prime location on NYS Route 12, offering high visibility and accessibility near Interstate 81 and the St. Lawrence River.; High parking capacity with over 50 spots.
    (315) 782-9292
    We can help!
    Listing Contact
    Shondra Beach
    Real Estate License ID: 10401349039
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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