Profitable Riverfront Cafe For
For Sale
$750,000
8 Unit 1 UNIT 1 Unit 1, Narrowsburg, NY 12764
Profitable Riverfront Cafe w. Full Liquor + Cannabinoid Licenses. Turnkey, High Cash Flow
Property Size1,700 SF
Price / SF$441.18
Days on Market373
Property Features for 8 Unit 1 UNIT 1 Unit 1
General Information
Standard status
Active
Property type
Coffee shops, Conventional restaurants, Restaurants
Size
1,700 SF
Net Rentable
2,700 SF
Elevators
No
Sale Condition
Lease Option
Building Details
Year Renovated
2019
Stories
2
Listing Agency:
(516) 448-9728
Listed By:
Thetustencup
(516) 448-9728
Added: Aug 13, 2025
Changed: Mar 16
Investment Insights
Based on property information with market context.
This established cafe, known as Tusten Cup, has been in operation since 2015 and is located in a prime Delaware Riverfront location on a corner of Main Street. The cafe benefits from a bustling Western Catskills town location, approximately 2 hours north of the George Washington Bridge. The property features a counter-service setup, a large dining room with furniture, a tiled bathroom, retail space, outdoor seating, and basement storage. The building and restaurant were renovated in 2019-2020, including well-insulated walls and new Pella windows and doors. The cafe has a capacity of 49 inside and 30 on the outdoor patio, offering river views from both areas. The space is approximately 1,400 square feet, not including the basement storage and patio. The property includes a 10-year lease with a 5-year option and a hands-on landlord. The cafe is equipped with a surveillance system, a wired sound system, and a face recognition time clock. It also has up-to-date electrical and plumbing, with 4 split units for cooling and heating that are under 5 years old and maintained. An automatic Generac generator installed in 2021 powers the entire cafe during outages. The cafe has a 4.6 Google rating based on 352 reviews. The sale includes recipes, training manuals, menu instructions, and procedure lists for staff training and consistency.
Key Highlights
- Counter‑service setup for low overhead. Plenty of retail space.
- Capacity: 49 inside, 30 on outdoor patio. River views inside and out!
- Approximately 1,400 sqft (not including basement storage and patio)
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
$21,986
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
2.93%
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%
$439,720
$439.7K
Cap Rate 7%
$314,086
$314.1K
Cap Rate 9%
$244,289
$244.3K
Market Conditions
NOI Build-Up for 1,700 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
$30.6K $18.00/SF
− Vacancy
−$1.3K −$0.76/SF
EGI
$29.3K $17.24/SF
− OpEx
−$7.3K −$4.31/SF
NOI
$22.0K $12.93/SF
Area
Sullivan County, NY
Vacancy
4.20%
Lease Rate
$18.00 /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%
$439,720
Cap Rate 7%
$314,086
Cap Rate 9%
$244,289
Alternative Uses
Best Use
Specialty Retail
$314.1K
$274.8K – $366.4K
NOI $21,986 @ 7.0% cap · market cap 2.93%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$466.3K
$408.0K – $544.0K
NOI $32,640 @ 7.0% cap · market cap 4.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12764, NY
1,717
Population
1,477
Households
1.2
Avg Household Size
51
Median Age
42%
College-Educated
87%
High-School Grad
60.6 sq mi
ZIP Area
28
Density / Sq Mi
$62,750
Median Household Income
$47,905
Median Earnings
$897
Median Rent
$228,600
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?
Coffee shop - Profitable Riverfront Cafe w. Full Liquor + Cannabinoid Licenses. Turnkey, High Cash Flow
Where is this coffee shop located?
The property is located at 8 Unit 1 UNIT 1 Unit 1 Narrowsburg, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: Counter‑service setup for low overhead. Plenty of retail space.; Capacity: 49 inside, 30 on outdoor patio. River views inside and out!; Approximately 1,400 sqft (not including basement storage and patio)
