Building Details

Building Size 2,400 SF

Year Built 2000

Stories 2

Units 4

Listing Agency: Tug Hill Real Estate c***@gmail.com Show Phone

Listed By: Cindy Mears Show Phone

Source: Elliman

Added: Mar 11 Changed: Aug 8 Last Checked: Aug 20 at 7:24AM

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Investment Insights

Based on property information with market context.

This is a turn-key business opportunity with potential for growth. The property features a restaurant and bar, an 8-room motel, a convenience store, and an ice cream stand. The main floor dining area includes 6 tables and 6 counter/bar seats, while the lower level offers 7 dining tables and 12 bar seats. A walk-in cooler and 6 taps are available for kegs. Custom tables, some with epoxy inlays, enhance the dining experience. A food elevator facilitates service to the lower level. The fully equipped commercial kitchen contains deep fryers, a grill, a griddle, a pizza oven, a fridge/freezer, and a dishwasher. An additional walk-in cooler is accessible from the retail area for package goods, along with a deli case. Each of the 8 motel rooms includes a private bath, mini-fridge, microwave, and coffee maker, with a mix of two queen beds and rooms with additional single beds. A utility room houses a water treatment system and a commercial washer/dryer for linens. Situated on 10.04 acres, the property offers ample parking and expansion possibilities. Located on a heavily traveled main road and accessible to both ATV and snowmobile trail systems, it is near the Salmon River Reservoir.

Key Highlights

• Turn‑key restaurant/bar, 8‑room motel, convenience store, and ice cream stand ready for new owners.
• Located on 10.04 acres on a heavily traveled main road, plus on ATV & Snowmobile trails, near Salmon River Reservoir.
• Fully equipped commercial kitchen with walk‑in coolers and food elevator.

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

$31,039

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

3.10%

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%

$620,780 $620.8K

Cap Rate 7%

$443,414 $443.4K

Cap Rate 9%

$344,878 $344.9K

Market Conditions

NOI Build-Up for 2,400 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

$43.2K $18.00/SF

− Vacancy

−$1.8K −$0.76/SF

EGI

$41.4K $17.24/SF

− OpEx

−$10.3K −$4.31/SF

NOI

$31.0K $12.93/SF

Area

Oswego 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%

$620,780

Cap Rate 7%

$443,414

Cap Rate 9%

$344,878

Alternative Uses

Best Use

Specialty Retail

$443.4K

$388.0K – $517.3K (±1% cap)

NOI $31,039 @ 7.0% cap · market cap 3.10%

Second Best

Retail

$331.1K

$289.7K – $386.3K (±1% cap)

NOI $23,176 @ 7.0% cap · market cap 2.32%

Theoretical Best

Office A

$478.7K

$418.9K – $558.5K (±1% cap)

NOI $33,509 @ 7.0% cap · market cap 3.35%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Country Corner Store ... Bar & Pub

Suggested Use

Top Pick Department Store Bar & Pub

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 13437, NY

404

Population

645

Households

0.6

Avg Household Size

53

Median Age

12%

College-Educated

89%

High-School Grad

95.7 sq mi

ZIP Area

4

Density / Sq Mi

$48,375

Median Household Income

$30,357

Median Earnings

$1,089

Median Rent

$90,000

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this conventional restaurants located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Conventional restaurant - Successful restaurant, bar, motel, convenience store, and ice cream stand.

Where is this conventional restaurant located?

The property is located at 5010 County Route 17 Redfield, NY.

What is the asking price?

The asking price for this property is $1,000,000.

What are key features of this property?

This property features: Turn‑key restaurant/bar, 8‑room motel, convenience store, and ice cream stand ready for new owners.; Located on 10.04 acres on a heavily traveled main road, plus on ATV & Snowmobile trails, near Salmon River Reservoir.; Fully equipped commercial kitchen with walk‑in coolers and food elevator.