Equipped Conventional
For Sale
$550,000
5534-5536 State Highway 7, Oneonta, NY 13820
CommercialSale, Oneonta, NY
Property Size4,000 SF
Lot Size1.44 Acres
Price / SF$137.50
Days on Market365
Property Features for 5534-5536 State Highway 7
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
B-2
Zoning description
Commercial
Parking
38
Parking features
Paved or Surfaced
Accessibility
Accessible Approach with Ramp
Lot features
Irregular Lot
Elementary school district
Oneonta
Middle school district
Oneonta
High school district
Oneonta
Directions
I88 to Exit 16, left onto NY 7 West, restaurant is on the left "Plaza Diner".
Subdivision
Oneonta-Town-364600
Standard status
Active
APN
289.00-1-32.00
Size
4,000 SF
Lot size
1.44 Acres
Taxes and HOA fees
Tax Annual Amount
12835
Utilities
Sewer type
Septic Tank
Heating system
Propane (Heating), Electric (Heating), Zoned, Forced Air
Cooling system
Zoned
Building Details
Year built
1976
Floors in Building
1
Flooring type
Linoleum, Concrete, Vinyl
Building materials
Brick, Block, WoodSiding
Roof type
Rubber, Asphalt, Shingle, Membrane
Architectural style
Other
Listing Agency:
Benson Agency Real Estate LLC
(607) 432-4391
Listed By:
Rodger B Moran · License #30MO0797197
(607) 287-1559
Added: Oct 6, 2025
Changed: Sep 29
Last Checked: Oct 5 at 3:06AM
MLS# R1643036
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.
Investment Insights
Based on property information with market context.
This 4,000-square-foot conventional restaurant at 5534-5536 State Highway 7 includes three dining areas and seating for 108. The back-of-house area features a fully equipped, two-line kitchen with separate prep areas, a walk-in cooler/freezer, and associated equipment. The property has operated continuously for five decades and includes a 1,150-square-foot, three-bedroom manufactured home with a new roof and other upgrades.
Set on 1.44 acres in Oneonta, the property includes 38 paved parking spaces and accessible approach access with a ramp. The restaurant is served by septic, has zoned cooling and heating systems, and carries B-2 zoning. Construction materials include brick, block, and wood siding, with a 1976 year built.
Set on 1.44 acres in Oneonta, the property includes 38 paved parking spaces and accessible approach access with a ramp. The restaurant is served by septic, has zoned cooling and heating systems, and carries B-2 zoning. Construction materials include brick, block, and wood siding, with a 1976 year built.
Key Highlights
- 4,000‑square‑foot restaurant with seating for 108
- Fully equipped two‑line kitchen with separate prep areas
- Walk‑in cooler/freezer and restaurant equipment included
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
$24,739
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
4.50%
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%
$494,780
$494.8K
Cap Rate 7%
$353,414
$353.4K
Cap Rate 9%
$274,878
$274.9K
Market Conditions
NOI Build-Up for 4,000 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
$37.9K $9.48/SF
− Vacancy
−$2.6K −$0.64/SF
EGI
$35.3K $8.84/SF
− OpEx
−$10.6K −$2.65/SF
NOI
$24.7K $6.18/SF
Area
Otsego County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$494,780
Cap Rate 7%
$353,414
Cap Rate 9%
$274,878
Alternative Uses
Best Use
Specialty Retail
$791.4K
$692.5K – $923.4K
NOI $55,401 @ 7.0% cap · market cap 10.07%
Second Best
Industrial
$353.4K
$309.2K – $412.3K
NOI $24,739 @ 7.0% cap · market cap 4.50%
Theoretical Best
Office A
$1.10M
$964.8K – $1.29M
NOI $77,184 @ 7.0% cap · market cap 14.03%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13820, NY
21,605
Population
10,083
Households
2.1
Avg Household Size
30
Median Age
40%
College-Educated
91%
High-School Grad
107.3 sq mi
ZIP Area
201
Density / Sq Mi
$66,217
Median Household Income
$26,154
Median Earnings
$983
Median Rent
$176,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - B-2-zoned restaurant with a fully equipped commercial kitchen and multiple dining areas.
Where is this conventional restaurant located?
The property is located at 5534-5536 State Highway 7 Oneonta, NY.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: 4,000‑square‑foot restaurant with seating for 108; Fully equipped two‑line kitchen with separate prep areas; Walk‑in cooler/freezer and restaurant equipment included
