Restaurant Bar Building with
For Sale
$350,000
Pending
76 Grace Street, Waterford, NY 12188
Well-maintained restaurant/bar building with a fully equipped commercial kitchen and central air, plus dedicated off-street parking.
Property Size2,800 SF
Days on Market80
Property Features for 76 Grace Street
General Information
Standard status
Pending
Size
2,800 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,000
Amenities
hardwood floors
central air conditioning
commercial kitchen
bar lounge
Central air
Asphalt Roof
Central Air Cooling
Forced Air Heating
Hardwood Flooring
Natural Gas Heating
Off Street
Shingle Roof
Tile Flooring
Building Details
Year Built
2002
Listing Agency:
HEER REALTY, INC.
(518) 272-4500
Listed By:
JAMES PERNICIARO · License #10301221477
(518) 935-3013
Source:
Corcoran
Added: Jun 18
Changed: Aug 8
Last Checked: Jul 23 at 9:41AM
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 HEER REALTY, INC.
Investment Insights
Based on property information with market context.
Well-maintained commercial building designed for restaurant and bar use, featuring gleaming hardwood floors and central air conditioning throughout. The main level offers approximately 2,800 square feet with a versatile bar lounge area, along with a fully equipped commercial kitchen. An additional approximately 2,400 square feet is available in a partially finished lower level, with a full basement that provides ample storage and room to expand finished space.
The property is located at 76 Grace Street in Waterford, NY, in a quiet neighborhood and includes a dedicated parking lot for off-street customer use. A new roof was installed in 2025, supporting a move-in-ready condition for the next operator.
Overall, the layout combines guest-facing space with a working kitchen and bar component, while the lower level and basement provide flexibility for additional interior improvements and storage needs.
The property is located at 76 Grace Street in Waterford, NY, in a quiet neighborhood and includes a dedicated parking lot for off-street customer use. A new roof was installed in 2025, supporting a move-in-ready condition for the next operator.
Overall, the layout combines guest-facing space with a working kitchen and bar component, while the lower level and basement provide flexibility for additional interior improvements and storage needs.
Key Highlights
- Commercial restaurant/bar building built in 2002 with a dedicated parking lot
- 2800 SF main level plus 2,400± SF partially finished lower level
- Fully equipped commercial kitchen with bar/lounge for business or community uses
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
$17,317
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
4.95%
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%
$346,340
$346.3K
Cap Rate 7%
$247,386
$247.4K
Cap Rate 9%
$192,411
$192.4K
Market Conditions
NOI Build-Up for 2,800 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
$26.5K $9.48/SF
− Vacancy
−$1.8K −$0.64/SF
EGI
$24.7K $8.84/SF
− OpEx
−$7.4K −$2.65/SF
NOI
$17.3K $6.18/SF
Area
Saratoga 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%
$346,340
Cap Rate 7%
$247,386
Cap Rate 9%
$192,411
Alternative Uses
Best Use
Specialty Retail
$620.8K
$543.2K – $724.3K
NOI $43,455 @ 7.0% cap · market cap 12.42%
Second Best
Industrial
$247.4K
$216.5K – $288.6K
NOI $17,317 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$838.1K
$733.3K – $977.8K
NOI $58,666 @ 7.0% cap · market cap 16.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
173
Businesses Nearby
26k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 80%
Home Improvements & Furnishings 20%
McDonald's
Dining
20,860 visits/mo
0.3 miles
Hatchet Hardware of Waterford
Home Improvements & Furnishings
5,365 visits/mo
0.3 miles
Demographics for 12188, NY
11,035
Population
5,197
Households
2.1
Avg Household Size
43
Median Age
32%
College-Educated
94%
High-School Grad
13.0 sq mi
ZIP Area
849
Density / Sq Mi
$87,212
Median Household Income
$46,738
Median Earnings
$1,097
Median Rent
$278,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bar & Pub - Well-maintained restaurant/bar building with a fully equipped commercial kitchen and central air, plus dedicated off-street parking.
Where is this bar & pub located?
The property is located at 76 Grace Street Waterford, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Commercial restaurant/bar building built in 2002 with a dedicated parking lot; 2800 SF main level plus 2,400± SF partially finished lower level; Fully equipped commercial kitchen with bar/lounge for business or community uses
