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    Turnkey Deli and Ice Cream Title is generated by Realmo AI

    4962 State Highway 68, Ogdensburg, NY 13669

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    Claim this Listing
    For Sale
    $250,000

    COMMERCIAL - Ogdensburg, NY

    Property size:
    951 SF
    Lot size:
    1.38 Acres
    Price / SF:
    $262/SF
    Added:
    Apr 15, 2026
    Days on Market:
    45
    Last Refresh:
    May 29 at 12:06 pm

    Property Features for 4962 State Highway 68

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking
    10
    Parking features
    Driveway
    Exterior features
    Outdoor lights, Storage/out-building(s)
    Standard status
    Active
    APN
    60.001-2-14
    Size
    951 SF
    Lot size
    1.38 Acres

    Taxes and HOA fees

    Tax Annual Amount
    3166

    Utilities

    Sewer type
    Holding Tank
    Water source
    Well

    Building Details

    Year built
    1960
    Floors in Building
    1
    Building materials
    Vinyl siding
    Roof type
    Metal
    Architectural style
    Other
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Ariane Palmer
    Ariane Palmer

    Listing agent Ariane Palmer License #10491211743

    Listing office Palmer Realty 29 Main Street, Canton, NY

    Listing date Apr 15, 2026

    MLS# 52571

    Copyright © 2026 St. Lawrence Board of Realtors. 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, fully operational deli and ice cream shop ready for immediate continuation.
    • High‑traffic location on Route 68 in Ogdensburg, NY.
    • Newly installed commercial hood system (2025) and other recent upgrades.
    • Heated and fully wired 12' x 30' split storage shed.
    • Interior dining area (10 guests) and seasonal outdoor seating.
    • Oklahoma Joe pellet smoker and raised planter boxes for herb garden.

    Overview

    This fully operational deli and ice cream shop is positioned along a well-traveled corridor. The current owners have invested significant care and capital into the property, creating a welcoming and efficient operation. The interior dining area comfortably accommodates approximately 10 guests, while seasonal outdoor seating includes six picnic tables. Recent upgrades include a newly installed commercial hood system planned for 2025, a heated and fully wired 12' x 30' split storage shed, a new refrigerator, and two new freezers. The rear of the property features an Oklahoma Joe pellet smoker, along with two raised planter boxes ideal for a fresh herb garden. The property is 951 square feet in size and sits on a 1.38-acre lot. This income-producing business is located in a high-visibility rural location in Ogdensburg, NY.

    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 $20.5k $21.60
    − Vacancy −$863 −$0.91
    EGI $19.7k $20.69
    − OpEx −$4.9k −$5.17
    NOI $14.8k $15.52
    951 SF · lease $21.60/SF/yr · vacancy 4.20% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $210.8K
    $184.5K – $246.0K (±1% cap)
    NOI $14,759 @ 7.0% cap · market cap 5.90%
    Second Best
    Retail
    $172.7K
    $151.2K – $201.5K (±1% cap)
    NOI $12,092 @ 7.0% cap · market cap 4.84%
    Theoretical Best
    Office A
    $235.9K
    $206.4K – $275.3K (±1% cap)
    NOI $16,515 @ 7.0% cap · market cap 6.61%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Restaurant Auto Repair Shop Food Market Electrical Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Ogdensburg
    County
    St. Lawrence
    State
    New York
    Longitude
    -75.384783
    Latitude
    44.671425

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    FAQs

    What type of property is this?
    Conventional restaurant - Fully operational deli and ice cream shop on high-traffic Route.
    Where is this conventional restaurant located?
    The property is located at 4962 State Highway 68 Ogdensburg, NY.
    What is the asking price?
    The asking price for this property is $250,000.
    What are key features of this property?
    This property features: Turnkey, fully operational deli and ice cream shop ready for immediate continuation.; High‑traffic location on Route 68 in Ogdensburg, NY.; Newly installed commercial hood system (2025) and other recent upgrades.
    (315) 262-6458
    We can help!
    Listing Contact
    Ariane Palmer
    Ariane Palmer
    Real Estate License ID: 10491211743
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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.

    More about this property
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