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Building Details

Year Renovated 2019

Stories 2

Listed By: Thetustencup Show Phone

Added: Aug 13, 2025 Changed: Mar 16

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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 / Yr

$21,986

Cap Rate

2.93%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$439,720 $439.7K

Cap Rate 7%

$314,086 $314.1K

Cap Rate 9%

$244,289 $244.3K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,700 SF

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 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 (±1% cap)

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 (±1% cap)

NOI $32,640 @ 7.0% cap · market cap 4.35%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Coffee shops

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

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

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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)