Restaurant and Kitchen
For Sale
Contact for pricing
83 Saint John St, Monticello, NY 12701
3-phase electrical upgrades support power-intensive restaurant, catering, commissary, or manufacturing uses in a 3,412 sq. ft. building.
Property Size3,412 SF
Price / SF$175.56
Days on Market62
Property Features for 83 Saint John St
General Information
Standard status
Active
Size
3,412 SF
Property subtype
Land
Additional Details
Heavy Power
Yes
Building Details
Year Built
1930
Listing Agency:
EADDY ASSOCIATES REALTY GROUP LLC
Listed By:
Latasha Eaddy · License #REB.0789642
(203) 209-8936
Source:
Crexi
Added: Jul 6
Changed: Aug 16
Last Checked: Sep 2 at 5:48AM
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 EADDY ASSOCIATES REALTY GROUP LLC
Investment Insights
Based on property information with market context.
This 3,412-square-foot commercial building is suited for restaurant, catering, commissary kitchen, manufacturing, or other power-intensive uses, supported by upgraded 3-phase electrical service installed by the current owner. The property is also described as an opportunity for investors, developers, and business owners looking for a flexible facility with commercial kitchen capabilities.
The site is positioned just a few hundred feet from multiple synagogues, and the remarks indicate the location benefits from high visibility and consistent local traffic. Ample on-site parking is listed as available for customers, employees, and deliveries.
If you’re evaluating a facility for food service or production requiring enhanced electrical capacity, this property’s kitchen-oriented configuration and 3-phase upgrade are key features to consider.
The site is positioned just a few hundred feet from multiple synagogues, and the remarks indicate the location benefits from high visibility and consistent local traffic. Ample on-site parking is listed as available for customers, employees, and deliveries.
If you’re evaluating a facility for food service or production requiring enhanced electrical capacity, this property’s kitchen-oriented configuration and 3-phase upgrade are key features to consider.
Key Highlights
- 3,412 sq. ft. commercial building built in 1930 in the heart of Monticello
- Over $50K invested in upgraded 3‑phase electrical service for power‑intensive commercial uses
- Suited for restaurant, catering facility, commissary kitchen, manufacturing, or other power‑intensive businesses
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
$44,127
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
7.37%
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%
$882,540
$882.5K
Cap Rate 7%
$630,386
$630.4K
Cap Rate 9%
$490,300
$490.3K
Market Conditions
NOI Build-Up for 3,412 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
$61.4K $18.00/SF
− Vacancy
−$2.6K −$0.76/SF
EGI
$58.8K $17.24/SF
− OpEx
−$14.7K −$4.31/SF
NOI
$44.1K $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%
$882,540
Cap Rate 7%
$630,386
Cap Rate 9%
$490,300
Alternative Uses
Best Use
Specialty Retail
$630.4K
$551.6K – $735.5K
NOI $44,127 @ 7.0% cap · market cap 7.37%
Second Best
Industrial
$408.3K
$357.3K – $476.4K
NOI $28,582 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$935.9K
$818.9K – $1.09M
NOI $65,510 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
741
Businesses Nearby
Explore this area
Business Placement
Demographics for 12701, NY
12,360
Population
7,188
Households
1.7
Avg Household Size
38
Median Age
23%
College-Educated
78%
High-School Grad
61.0 sq mi
ZIP Area
203
Density / Sq Mi
$56,601
Median Household Income
$35,918
Median Earnings
$989
Median Rent
$178,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial kitchen - 3-phase electrical upgrades support power-intensive restaurant, catering, commissary, or manufacturing uses in a 3,412 sq. ft. building.
Where is this commercial kitchen located?
The property is located at 83 Saint John St Monticello, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 3,412 sq. ft. commercial building built in 1930 in the heart of Monticello; Over $50K invested in upgraded 3‑phase electrical service for power‑intensive commercial uses; Suited for restaurant, catering facility, commissary kitchen, manufacturing, or other power‑intensive businesses
