Restaurant with Event
New
For Sale
$650,000
857 Main Street, Clifton Park, NY 12065
COMMERCIAL - Clifton Park, NY
Property Size4,260 SF
Lot Size1.64 Acres
Price / SF$152.58
Days on Market3
Property Features for 857 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Patio and Porch features
Patio
High school district
000000
Directions
Use the left lane to turn left onto Ushers Rd 0.3 mi Turn left onto Van Patten Dr 1.3 mi Turn right onto Carlton Rd 0.5 mi Turn left onto Main St
Standard status
Active
APN
412400 265.-1-54
Size
4,260 SF
Lot size
1.64 Acres
Taxes and HOA fees
Tax Annual Amount
6801
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1970
Floors in Building
1
Building materials
Shake Siding
Roof type
Metal
Listing Agency:
Miranda Real Estate Group Inc
(518) 356-1701
Listed By:
Christine M Serafini
(518) 356-1701
Added: Aug 12
Changed: Aug 14
Last Checked: Aug 14 at 6:06PM
MLS# 11933036
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This full-service restaurant property includes a 3,100+ square-foot dining operation with a bar, commercial kitchen, two bathrooms, and indoor and outdoor patio areas. The dining room and bar were updated three years ago, while mechanical improvements include updated ductwork, two new heat pumps, and an on-demand hot water system. Public water service, natural gas forced-air heat, shake siding, and a metal roof are also in place.
An original 3,000+ square-foot barn accompanies the restaurant and offers additional space for private functions, special events, and other uses described for the property. The site includes on-site parking and seating capacity for 95+ occupants. Located at 857 Main Street in Clifton Park, New York, the property occupies 1.64 acres in Saratoga County.
An original 3,000+ square-foot barn accompanies the restaurant and offers additional space for private functions, special events, and other uses described for the property. The site includes on-site parking and seating capacity for 95+ occupants. Located at 857 Main Street in Clifton Park, New York, the property occupies 1.64 acres in Saratoga County.
Key Highlights
- 3,100+ SF full‑service restaurant with bar and commercial kitchen
- 3,000+ SF original barn for private functions, special events, and gatherings
- Indoor and outdoor patio seating with 95+ occupancy
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
$26,347
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
4.05%
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%
$526,940
$526.9K
Cap Rate 7%
$376,386
$376.4K
Cap Rate 9%
$292,744
$292.7K
Market Conditions
NOI Build-Up for 4,260 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
$40.4K $9.48/SF
− Vacancy
−$2.7K −$0.64/SF
EGI
$37.6K $8.84/SF
− OpEx
−$11.3K −$2.65/SF
NOI
$26.3K $6.18/SF
Area
Saratoga County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
30.00%
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%
$526,940
Cap Rate 7%
$376,386
Cap Rate 9%
$292,744
Alternative Uses
Best Use
Specialty Retail
$944.5K
$826.4K – $1.10M
NOI $66,113 @ 7.0% cap · market cap 10.17%
Second Best
Industrial
$376.4K
$329.3K – $439.1K
NOI $26,347 @ 7.0% cap · market cap 4.05%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,256 @ 7.0% cap · market cap 13.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
48
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12065, NY
43,893
Population
19,506
Households
2.3
Avg Household Size
42
Median Age
53%
College-Educated
95%
High-School Grad
35.1 sq mi
ZIP Area
1,251
Density / Sq Mi
$115,681
Median Household Income
$61,692
Median Earnings
$1,419
Median Rent
$356,900
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?
Conventional restaurant - Full-service dining property with a commercial kitchen, indoor and outdoor patio seating, and on-site parking.
Where is this conventional restaurant located?
The property is located at 857 Main Street Clifton Park, NY.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: 3,100+ SF full‑service restaurant with bar and commercial kitchen; 3,000+ SF original barn for private functions, special events, and gatherings; Indoor and outdoor patio seating with 95+ occupancy
