Established Japanese Restaurant
New
For Sale
$299,900
65 Main St, Warwick, NY 10990
Japanese restaurant business with public parking access and a side yard suitable for potential outdoor dining, subject to approvals.
Property Size1,500 SF
Days on Market4
Property Features for 65 Main St
General Information
Standard status
Active
Size
1,500 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$31,574
Building Details
Building Size
1,500 SF
Listing Agency:
Keller Williams Hudson Valley Realty & United
Listed By:
Jonathon Z. Lee
(917) 747-6688
Source:
Elliman
Added: Sep 14
Last Checked: Sep 16 at 5:13PM
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 Keller Williams Hudson Valley Realty & United
Investment Insights
Based on property information with market context.
This established Japanese restaurant business operates from the rear of a building and is accessible from a public parking lot. The business is being offered without the underlying real estate, and the owner is retiring. Current operations are limited to 4 & 1/2 days per week, while the restaurant previously operated 7 days a week.
The location is at 65 Main St in the Village of Warwick, with a 76 walk score and a 45 bike score. The side yard may provide space for outdoor dining, subject to required approvals. The business is identified as the only Japanese restaurant in the village and currently operates without advertising, a website, or delivery service.
The location is at 65 Main St in the Village of Warwick, with a 76 walk score and a 45 bike score. The side yard may provide space for outdoor dining, subject to required approvals. The business is identified as the only Japanese restaurant in the village and currently operates without advertising, a website, or delivery service.
Key Highlights
- Established Japanese restaurant business in the Village of Warwick
- Business sale only; real estate is not included
- Rear‑of‑building restaurant with access from a public parking lot
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
$13,041
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
4.35%
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%
$260,820
$260.8K
Cap Rate 7%
$186,300
$186.3K
Cap Rate 9%
$144,900
$144.9K
Market Conditions
NOI Build-Up for 1,500 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
$18.0K $12.00/SF
− Vacancy
−$612 −$0.41/SF
EGI
$17.4K $11.59/SF
− OpEx
−$4.3K −$2.90/SF
NOI
$13.0K $8.69/SF
Area
Orange County, NY
Vacancy
3.40%
Lease Rate
$12.00 /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%
$260,820
Cap Rate 7%
$186,300
Cap Rate 9%
$144,900
Alternative Uses
Best Use
Specialty Retail
$186.3K
$163.0K – $217.4K
NOI $13,041 @ 7.0% cap · market cap 4.35%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$508.0K
$444.5K – $592.7K
NOI $35,562 @ 7.0% cap · market cap 11.86%
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
911
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10990, NY
19,877
Population
8,394
Households
2.4
Avg Household Size
46
Median Age
50%
College-Educated
95%
High-School Grad
61.4 sq mi
ZIP Area
324
Density / Sq Mi
$123,199
Median Household Income
$64,723
Median Earnings
$1,387
Median Rent
$462,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Conventional restaurant - Japanese restaurant business with public parking access and a side yard suitable for potential outdoor dining, subject to approvals.
Where is this conventional restaurant located?
The property is located at 65 Main St Warwick, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Established Japanese restaurant business in the Village of Warwick; Business sale only; real estate is not included; Rear‑of‑building restaurant with access from a public parking lot
