Creekside Turnkey Restaurant and Flex
For Sale
$925,000
5125 Route 209, Accord, NY 12404
COMMERCIAL - Accord, NY
Property Size3,500 SF
Lot Size2.60 Acres
Price / SF$264.29
Days on Market126
Property Features for 5125 Route 209
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
B
Zoning description
Business District
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bathroom 1, Bathroom 3
Parking
36
Directions
from Accord, Route 209 South, #5125 on left
Subdivision
Rochester
Standard status
Active
APN
76.2-2-49
Size
3,500 SF
Lot size
2.60 Acres
Taxes and HOA fees
Tax Annual Amount
8501
Utilities
Sewer type
Private Sewer
Heating system
Forced Air, Propane (Heating), Space Heater
Cooling system
Central Air
Water source
Well
Water front features
River Front, Creek
Water front
1
Amenities
creek-side ambiance
seasonal mountain views
outdoor areas
central air/heat
instant hot water with water softener and UV light treatment system
multi-tank commercial septic system
hardwired internet/power for POS system
electrical and plumbing upgrades
Building Details
Year built
2004
Floors in Building
2
Flooring type
Tile, Tile - Ceramic, Concrete, Hardwood
Roof type
Metal
Listing Agency:
Halter Associates Realty
(845) 331-3110
Listed By:
Petra Heist
(917) 294-9532
Added: Apr 13
Changed: Aug 4
Last Checked: Aug 16 at 9:06PM
MLS# 20261543
Copyright © 2026 Hudson Valley Catskill Region MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
Creekside turnkey restaurant and community space designed around a flexible serving layout. The property includes 3,500 sq ft across two buildings on a 2.6-acre parcel, featuring an eye-catching gambrel barn-style main building constructed in 2004 with many recent updates. The main level offers 1,500 sq ft of restaurant/retail space with an open kitchen, guest areas, two ADA compliant restrooms, and a locker room with shower. Operational support includes dish and prep areas, a walk-in cooler, and cleaning and utility closets. Central air/heat and instant hot water are supported by a water softener and UV light treatment system, and the site is served by a multi-tank commercial septic system with a grease trap.
The second floor adds 1,000 sq ft with new oak hardwood floors for staff or conference rooms and office space. The commercial kitchen includes equipment such as a six-burner CPG range, a 12-foot EconAir hood with Makeup Air and a suppression system, plus appliances including multiple refrigerators and freezers and a walk-in cooler. Hardwired internet/power for a POS system and electrical and plumbing upgrades support a high-volume workflow. Indoor occupancy is 50 for sit-down service and up to 100 including take-out and fast casual service with outdoor seating.
A second building, finished in 2010, provides an additional 1,000 sq ft one-level annex with a large open room, storage spaces, an ADA compliant restroom, granite kitchen counters, two sinks, and on-demand hot water, with concrete and terra cotta floors. This flex space is suitable for many commercial uses and could also be converted into a residence with creek views.
The second floor adds 1,000 sq ft with new oak hardwood floors for staff or conference rooms and office space. The commercial kitchen includes equipment such as a six-burner CPG range, a 12-foot EconAir hood with Makeup Air and a suppression system, plus appliances including multiple refrigerators and freezers and a walk-in cooler. Hardwired internet/power for a POS system and electrical and plumbing upgrades support a high-volume workflow. Indoor occupancy is 50 for sit-down service and up to 100 including take-out and fast casual service with outdoor seating.
A second building, finished in 2010, provides an additional 1,000 sq ft one-level annex with a large open room, storage spaces, an ADA compliant restroom, granite kitchen counters, two sinks, and on-demand hot water, with concrete and terra cotta floors. This flex space is suitable for many commercial uses and could also be converted into a residence with creek views.
Key Highlights
- 2.6‑acre parcel with creek and river‑front setting plus seasonal mountain views
- 3,500 sq ft across two buildings, including a gambrel barn‑style main building built in 2004
- Main building offers 1,500 sq ft with open kitchen, two ADA‑compliant restrooms, and walk‑in cooler
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
$54,873
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
5.93%
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%
$1,097,460
$1.1M
Cap Rate 7%
$783,900
$783.9K
Cap Rate 9%
$609,700
$609.7K
Market Conditions
NOI Build-Up for 3,500 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
$105.0K $30.00/SF
− Vacancy
−$20.6K −$5.88/SF
EGI
$84.4K $24.12/SF
− OpEx
−$29.5K −$8.44/SF
NOI
$54.9K $15.68/SF
Area
Ulster County, NY
Vacancy
19.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,097,460
Cap Rate 7%
$783,900
Cap Rate 9%
$609,700
Alternative Uses
Best Use
Flex RnD
$783.9K
$685.9K – $914.6K
NOI $54,873 @ 7.0% cap · market cap 5.93%
Second Best
Specialty Retail
$646.7K
$565.8K – $754.4K
NOI $45,266 @ 7.0% cap · market cap 4.89%
Theoretical Best
Multifamily LT 5
$32.73M
$28.64M – $38.19M
NOI $2,291,182 @ 7.0% cap · market cap 247.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
9,200 VPD
Traffic count
Yes
Paved road access
Yes
Utilities to site
Yes
Commercial hood
Yes
Grease trap
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12404, NY
3,625
Population
2,512
Households
1.4
Avg Household Size
46
Median Age
48%
College-Educated
89%
High-School Grad
37.0 sq mi
ZIP Area
98
Density / Sq Mi
$67,297
Median Household Income
$46,672
Median Earnings
$1,132
Median Rent
$367,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Creekside restaurant with central air, ADA restrooms, an open kitchen, and a connected flex annex building.
Where is this conventional restaurant located?
The property is located at 5125 Route 209 Accord, NY.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: 2.6‑acre parcel with creek and river‑front setting plus seasonal mountain views; 3,500 sq ft across two buildings, including a gambrel barn‑style main building built in 2004; Main building offers 1,500 sq ft with open kitchen, two ADA‑compliant restrooms, and walk‑in cooler
