Breakfast Diner with Ice Cream
For Sale
$350,000
8541 State Route 3, Henderson, NY 13650
Operating food-service property with a commercial kitchen, attached dessert shop, and substantial customer parking.
Property Size2,620 SF
Price / SF$133.59
Days on Market57
Property Features for 8541 State Route 3
General Information
Standard status
Active
Size
2,620 SF
Amenities
all-stone driveway
storage shed
Building Details
Year Built
1985
Buildings
1
Listing Agency:
Keller Williams Northern New York
Listed By:
Noah Taylor · License #10401359495
(315) 778-6473
Source:
Skinnercnyrealty
Added: Sep 9
Changed: Oct 25
Last Checked: Oct 7 at 1:03PM
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 Keller Williams Northern New York
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Investment Insights
Based on property information with market context.
This breakfast diner at 8541 State Route 3 includes approximately 2,620 square feet across the main restaurant and an attached ice cream shop constructed in 2019. The restaurant features a spacious dining area, luxury vinyl plank flooring installed in 2019, and a large industrial kitchen equipped for high-volume service. Equipment includes multiple refrigerators and freezers, a walk-in freezer, deep fryers, cooktops, pizza oven, ice machine, milkshake equipment, flurry machines, and substantial preparation space.
The 2019 ice cream addition includes two Taylor soft-serve machines, hard-serve dipping cabinets, a Flavor Burst Astro blender system with up to 64 flavor options, and additional shake and flurry equipment. Mini-split heating and air conditioning serve both areas. Exterior improvements include an all-stone driveway, expansive parking with easy vehicle turnaround, and a storage shed. The restaurant is scheduled to operate Wednesday through Sunday from 6:00 AM to 1:30 PM beginning in mid-March 2026. Most restaurant equipment and supplies are negotiable with the sale.
The 2019 ice cream addition includes two Taylor soft-serve machines, hard-serve dipping cabinets, a Flavor Burst Astro blender system with up to 64 flavor options, and additional shake and flurry equipment. Mini-split heating and air conditioning serve both areas. Exterior improvements include an all-stone driveway, expansive parking with easy vehicle turnaround, and a storage shed. The restaurant is scheduled to operate Wednesday through Sunday from 6:00 AM to 1:30 PM beginning in mid-March 2026. Most restaurant equipment and supplies are negotiable with the sale.
Key Highlights
- Approximately 2,620 square feet with an attached ice cream shop built in 2019
- Large industrial kitchen with walk‑in freezer, multiple refrigeration units, deep fryers, cooktops, and prep space
- Ice cream shop includes two Taylor soft‑serve machines and hard‑serve dipping cabinets
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$26,882
Cap Rate
7.68%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$537,640
$537.6K
Cap Rate 7%
$384,029
$384.0K
Cap Rate 9%
$298,689
$298.7K
Market Conditions
NOI Build-Up for 2,620 SF
Gross rent
$37.4K $14.28/SF
− Vacancy
−$1.6K −$0.60/SF
EGI
$35.8K $13.68/SF
− OpEx
−$9.0K −$3.42/SF
NOI
$26.9K $10.26/SF
Area
Jefferson County, NY
Vacancy
4.20%
Lease Rate
$14.28 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$537,640
Cap Rate 7%
$384,029
Cap Rate 9%
$298,689
Alternative Uses
Best Use
Specialty Retail
$384.0K
$336.0K – $448.0K
NOI $26,882 @ 7.0% cap · market cap 7.68%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$722.2K
$632.0K – $842.6K
NOI $50,556 @ 7.0% cap · market cap 14.44%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
36
Businesses Nearby
Well-served
Demand for This Use
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Business Placement
Demographics for 13650, NY
1,336
Population
1,514
Households
0.9
Avg Household Size
52
Median Age
27%
College-Educated
96%
High-School Grad
41.1 sq mi
ZIP Area
33
Density / Sq Mi
$91,458
Median Household Income
$43,021
Median Earnings
$797
Median Rent
$206,700
Median Home Value
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Market
Vacancy Rate% for Retail in Northeast region
Similar Off Market Nearby
- Henderson Harbor Lodge Bed & Breakfast — 12730 Harbor Rd, Henderson, NY 13650
Frequently Asked Questions
What type of property is this?
Breakfast & diner - Operating food-service property with a commercial kitchen, attached dessert shop, and substantial customer parking.
Where is this breakfast & diner located?
The property is located at 8541 State Route 3 Henderson, 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: Approximately 2,620 square feet with an attached ice cream shop built in 2019; Large industrial kitchen with walk‑in freezer, multiple refrigeration units, deep fryers, cooktops, and prep space; Ice cream shop includes two Taylor soft‑serve machines and hard‑serve dipping cabinets
