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    Well-Loved Diner and Ice Cream Title is generated by Realmo AI

    8541 State Route 3, Henderson, NY 13650

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    For Sale
    $375,000

    COMMERCIAL - Henderson, NY

    Property size:
    2,620 SF
    Lot size:
    0.27 Acres
    Price / SF:
    $143/SF
    Added:
    Mar 9, 2026
    Days on Market:
    67
    Last Refresh:
    May 14 at 6:06 pm

    Property Features for 8541 State Route 3

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    HB- Com 1
    Rooms
    Basement
    Parking
    30
    Accessibility
    Accessible Approach with Ramp
    Standard status
    Active
    APN
    223600-106-009-0001-007-000
    Size
    2,620 SF
    Lot size
    0.27 Acres

    Taxes and HOA fees

    Tax Annual Amount
    7051

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Heat Pump (Heating), Electric (Heating), Zoned
    Cooling system
    Heat Pump, Zoned

    Building Details

    Year built
    1985
    Floors in Building
    1
    Number of units
    2
    Roof type
    Shingle

    We can help!

    Listing Contact
    Noah Taylor

    Listing agent Noah Taylor License #10401359495

    Listing office Keller Williams Northern New York 114 Court Street, East Syracuse, NY

    Listing date Mar 9, 2026

    MLS# S1664165

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established diner with a strong reputation and loyal customer base.
    • Fully equipped, high‑volume industrial kitchen with well‑maintained equipment (most negotiable with sale).
    • Newly built (2019) ice cream shop addition with modern equipment, including Taylor soft‑serve machines and a Flavor Burst system.
    • Modern comfort and convenience with mini‑split heating and air conditioning (installed 2019) in both the diner and ice cream shop.
    • Spacious main restaurant with durable luxury vinyl plank flooring (redone in 2019) and ample seating.
    • Expansive parking areas with easy turnaround and an all‑stone driveway.

    Overview

    Colleen's Cherry Tree Inn, a diner, is available for sale. This establishment has been a gathering place for locals and visitors. The main restaurant features an authentic diner layout with ample seating and luxury vinyl plank flooring redone in 2019. The industrial kitchen is equipped for high-volume service, including multiple refrigerators and freezers, deep fryers, large cooktops, a walk-in freezer, ice machine, pizza oven, milkshake machines, flurry machines, and prep space. Most restaurant equipment and supplies are negotiable with the sale. An ice cream shop addition, built from the ground up in 2019, brings the total square footage to approximately 2,620 sq. ft. This space includes two large Taylor soft-serve machines, hard-serve dipping cabinets, and a Flavor Burst Astro blender system with up to 64 flavor options, milkshake and flurry machines. Mini splits heating and air conditioning were added to both spaces in 2019. The exterior features an all-stone driveway, expansive parking areas, and a storage shed. The property is zoned HB- Com 1 and sits on a 0.27-acre lot. The main restaurant will be open and operating starting mid March 2026 from Wednesday through Sunday from 6:00 AM to 1:30 PM.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Cherry Tree Inn Restaurant Scoops Ice Cream Grocery & Convenience Store

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Hotel & Motel Food Market Storage Facility Grocery & Convenience Store

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Henderson Harbor Lodge Bed & Breakfast — 12730 Harbor Rd, Henderson, NY 13650

    Location Insight

    • Map
    • Local Demand
    City
    Henderson
    County
    Jefferson
    State
    New York
    Longitude
    -76.197593
    Latitude
    43.844992

    FAQs

    What type of property is this?
    Breakfast & diner - Commercial property featuring a diner and ice cream shop.
    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 $375,000.
    What are key features of this property?
    This property features: Established diner with a strong reputation and loyal customer base.; Fully equipped, high‑volume industrial kitchen with well‑maintained equipment (most negotiable with sale).; **Newly built (2019) ice cream shop addition with modern equipment, including Taylor soft‑serve machines and a Flavor Burst system.**
    (315) 778-6473
    We can help!
    Listing Contact
    Noah Taylor
    Real Estate License ID: 10401359495
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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