Hudson Valley Restaurant & Event
For Sale
$845,000
Pending
7685 Route 82, Pine Plains, NY 12567
Restaurant and event venue with Stissing Mountain views for sale.
Property Size4,258 SF
Lot Size3.10 Acres
Days on Market266
Property Features for 7685 Route 82
General Information
Standard status
Pending
Size
4,258 SF
Lot size
3.10 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,898
Building Details
Building Size
4,258 SF
Listing Agency:
RICH BRENNER REALTY, LLC
(914) 456-4691
Listed By:
Richard M. Brenner
(914) 456-4691
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 15
Last Checked: Aug 20 at 9:06AM
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 RICH BRENNER REALTY, LLC
Investment Insights
Based on property information with market context.
This 3.1-acre property features a 3,538 sq. ft. restaurant and event venue with views of Stissing Mountain. The establishment includes a spacious bar and tavern, a separate dining room with a double fireplace, and a 900 sq. ft. fully equipped kitchen. A tented patio offers sunset views. There is also a newly renovated bridal suite with a kitchenette and bath. The property has sealed concrete floors and ample parking. Formerly a successful Italian American restaurant, this property presents a turnkey opportunity for a restaurateur or entrepreneur. The property is located in Pine Plains, NY.
Key Highlights
- Breathtaking Stissing Mountain views.
- 3,538 sq. ft. restaurant and event venue on 3.1 acres.
- Fully equipped 900 sq. ft. kitchen.
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
$77,096
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
9.12%
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%
$1,541,920
$1.5M
Cap Rate 7%
$1,101,371
$1.1M
Cap Rate 9%
$856,622
$856.6K
Market Conditions
NOI Build-Up for 4,258 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
$107.3K $25.20/SF
− Vacancy
−$4.5K −$1.06/SF
EGI
$102.8K $24.14/SF
− OpEx
−$25.7K −$6.04/SF
NOI
$77.1K $18.11/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$25.20 /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%
$1,541,920
Cap Rate 7%
$1,101,371
Cap Rate 9%
$856,622
Alternative Uses
Best Use
Specialty Retail
$1.10M
$963.7K – $1.28M
NOI $77,096 @ 7.0% cap · market cap 9.12%
Second Best
Retail
$778.3K
$681.0K – $908.0K
NOI $54,481 @ 7.0% cap · market cap 6.45%
Theoretical Best
Office A
$1.28M
$1.12M – $1.50M
NOI $89,721 @ 7.0% cap · market cap 10.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
57
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12567, NY
2,564
Population
1,434
Households
1.8
Avg Household Size
50
Median Age
42%
College-Educated
91%
High-School Grad
46.0 sq mi
ZIP Area
56
Density / Sq Mi
$95,982
Median Household Income
$53,140
Median Earnings
$1,455
Median Rent
$329,700
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?
Restaurant - Restaurant and event venue with Stissing Mountain views for sale.
Where is this restaurant located?
The property is located at 7685 Route 82 Pine Plains, NY.
What is the asking price?
The asking price for this property is $845,000.
What are key features of this property?
This property features: Breathtaking Stissing Mountain views.; 3,538 sq. ft. restaurant and event venue on 3.1 acres.; Fully equipped 900 sq. ft. kitchen.
