Seasonal Restaurant with Covered
4938 State Highway 28 Cooperstown, NY 13326
4938 State Highway 28, Cooperstown, NY, 13326
$975,000
For Sale
$975,000
Purpose-built seasonal restaurant with a large covered L-shaped patio, a loft-style upper area, and a full commercial kitchen.
Property Size4,043 SF
Price / SF$241.16
Days on Market210
Property Features for 4938 State Highway 28
General Information
- Standard status
- Active
- Size
- 4,043 SF
Listing Agency
Benson Agency Real Estate LLC
(607) 287-1559
Listed by
Rodger B Moran · License #30MO0797197
(607) 287-1559
Source
Exprealty
Added: Dec 20, 2025 Checked: Jul 18 at 3:56 am
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 Benson Agency Real Estate LLC
Investment Insights
Based on property information with market context.
This purpose-built seasonal restaurant is offered with the business and supporting assets described in the remarks, including restaurant land/building and equipment for a turn-key operating setup. The dining areas include a vaulted ceiling with exposed beams, a rustic 30-foot bar with a hostess station, and an L-shaped covered outdoor patio sized 16' by 80'. A commercial overhead door described as automatically opening helps connect indoor and outdoor dining when weather allows.
An upper loft-style area is included for private parties or gaming and overflow use. Additional interior space is accessed via a wrought-iron oversized staircase with bamboo flooring, providing more than 600 square feet of added seating or gaming space. The kitchen is described as a spotless two-line commercial kitchen.
The property is located less than one mile from Cooperstown Dreams Park, supporting seasonal demand tied to the baseball venue.
An upper loft-style area is included for private parties or gaming and overflow use. Additional interior space is accessed via a wrought-iron oversized staircase with bamboo flooring, providing more than 600 square feet of added seating or gaming space. The kitchen is described as a spotless two-line commercial kitchen.
The property is located less than one mile from Cooperstown Dreams Park, supporting seasonal demand tied to the baseball venue.
Key Highlights
- Purpose‑built seasonal restaurant operation with outdoor covered L‑shaped patio measuring 16' x 80'
- Overhead door auto‑opens to outdoor area, plus a second‑floor loft‑style space for private parties or gaming/overflow seating
- Loft and additional seating/gaming area totals over 600 sq ft, reached via an oversized staircase with bamboo flooring
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 | $76.7k | $18.96 |
| − Vacancy | −$2.0k | −$0.49 |
| EGI | $74.7k | $18.47 |
| − OpEx | −$18.7k | −$4.62 |
| NOI | $56.0k | $13.85 |
4,043 SF · lease $18.96/SF/yr · vacancy 2.60% · expense 25.00%
Alternative Uses
Best Use
Specialty Retail
$800.0K
$700.0K – $933.3K
NOI $55,997 @ 7.0% cap · market cap 5.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.11M
$975.2K – $1.30M
NOI $78,014 @ 7.0% cap · market cap 8.00%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Conventional restaurants
Similar For Sale Nearby
FAQs
What type of property is this?
Conventional restaurant - Purpose-built seasonal restaurant with a large covered L-shaped patio, a loft-style upper area, and a full commercial kitchen.
Where is this conventional restaurant located?
The property is located at 4938 State Highway 28 Cooperstown, NY.
What is the asking price?
The asking price for this property is $975,000.
What are key features of this property?
This property features: Purpose‑built seasonal restaurant operation with outdoor covered L‑shaped patio measuring 16' x 80'; Overhead door auto‑opens to outdoor area, plus a second‑floor loft‑style space for private parties or gaming/overflow seating; Loft and additional seating/gaming area totals over 600 sq ft, reached via an oversized staircase with bamboo flooring
