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    Turn-Key Ice Cream & Grill Restaurant Title is generated by Realmo AI

    587 Main St, Limestone, NY 14753

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    For Sale
    $324,900

    Recently built restaurant with commercial kitchen, indoor/outdoor seating, and soft-serve equipment included for immediate operation.

    Type:Commercial
    Property size:
    1,200 SF
    Price / SF:
    $270/SF
    Added:
    Jun 1, 2026
    Days on Market:
    8
    Last Refresh:
    Jun 6 at 4:17 am

    Property Features for 587 Main St

    General Information

    Standard status
    Active
    Size
    1,200 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    2025

    We can help!

    Listing Contact
    Kenneth M. Bailey

    Listing agent Kenneth M. Bailey License #10371200907

    Listing office Real Estate Pros & More

    Listing date Jun 1, 2026

    Source Elliman

    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 Real Estate Pros & More

    HighLights

    • Newly built 1,200 SF commercial restaurant operating as Fatties Creamery & Grill (Year Built: 2025)
    • Located directly on busy Route 219, a highly traveled NY–PA corridor, just minutes from the PA border
    • Fully equipped commercial kitchen with griddle, grill, and ovens, plus soft‑serve ice cream machine included
    • Dining setup includes dining area, customer restroom, and ice cream display coolers with more than 30 flavors
    • Indoor and outdoor seating with covered patio areas for additional guest space

    Overview

    Recently constructed restaurant offers approximately 1,200 square feet of turnkey operation, currently operating as Fatties Creamery & Grill. The interior includes a dining area and a customer restroom, along with ice cream display coolers featuring more than 30 flavors. The commercial kitchen is fully equipped with a griddle, grill, and ovens, and a newly installed soft serve ice cream machine is included in the sale.

    The property is located directly on busy Route 219 in Limestone, NY, a corridor connecting New York and Pennsylvania. The site provides visibility and easy access for motorists, with the PA border only minutes away.

    This setup is well-suited for an operator seeking a modern, ready-to-run restaurant concept with both indoor dining and outdoor seating, including covered patio areas designed to expand guest capacity during warmer months. For a buyer looking to continue the existing brand or bring a new concept to a functional, fully equipped footprint, the combination of established service components and seating flexibility supports year-round operation.
    Location Intelligence

    Current Use by Public Records

    Conventional restaurants

    Suggested Use

    Auto Repair Shop Gym & Fitness Center Auto Parts Store Storage Facility (Bike/Boat/Book/etc) Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Limestone
    County
    Cattaraugus
    State
    New York
    Longitude
    -78.6292417
    Latitude
    42.0256107

    FAQs

    What type of property is this?
    Conventional restaurant - Recently built restaurant with commercial kitchen, indoor/outdoor seating, and soft-serve equipment included for immediate operation.
    Where is this conventional restaurant located?
    The property is located at 587 Main St Limestone, NY.
    What is the asking price?
    The asking price for this property is $324,900.
    What are key features of this property?
    This property features: Newly built 1,200 SF commercial restaurant operating as Fatties Creamery & Grill (Year Built: 2025); Located directly on busy Route 219, a highly traveled NY–PA corridor, just minutes from the PA border; Fully equipped commercial kitchen with griddle, grill, and ovens, plus soft‑serve ice cream machine included
    (716) 307-6960
    We can help!
    Listing Contact
    Kenneth M. Bailey
    Real Estate License ID: 10371200907
    Learn More
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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.

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