Highway-Visible Restaurant
For Sale
$499,000
87 Debruce Road, Livingston Manor, NY 12758
Commercial kitchen and specialty meat shop support an operating restaurant concept with on-site parking.
Property Size5,010 SF
Price / SF$99.60
Days on Market178
Property Features for 87 Debruce Road
General Information
Standard status
Active
Size
5,010 SF
Property subtype
General Commercial
Property Condition
Severity
Repairs Needed
Evidence
The building would benefit from some general updates and maintenance
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$8,440
Amenities
commercial kitchen
Electric, Heat Pump
3
Asphalt
GB
30 Parking Spaces.
293X659
Building Details
Year Built
1957
Abandoned
No
Listing Agency:
(845) 586-3321
Listed By:
Coldwell Banker Timberland Properties
(646) 942-8421
Source:
Xome
Added: Mar 8
Changed: Sep 1
Last Checked: Sep 1 at 9:50PM
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 Coldwell Banker Timberland Properties
Investment Insights
Based on property information with market context.
This restaurant property includes approximately 5,000 square feet of commercial space on nearly 5 acres. The existing operation combines a bar, restaurant, and specialty meat shop, with a commercial kitchen supporting the food-service component. The building dates to 1957 and includes electric service and heat pump systems. General updates and maintenance would benefit the property.
The site is located at 87 Debruce Road in Rockland, with visibility from NYS Route 17 and access near Exit 96 in Livingston Manor. Asphalt parking accommodates 30 vehicles. Its location serves local traffic, second-home owners, weekend visitors, and travelers continuing into the Catskills, while the surrounding area includes outdoor recreation, dining, arts, and small-town attractions.
The site is located at 87 Debruce Road in Rockland, with visibility from NYS Route 17 and access near Exit 96 in Livingston Manor. Asphalt parking accommodates 30 vehicles. Its location serves local traffic, second-home owners, weekend visitors, and travelers continuing into the Catskills, while the surrounding area includes outdoor recreation, dining, arts, and small-town attractions.
Key Highlights
- Nearly 5 acres with approximately 5,000 square feet of commercial space
- Current bar, restaurant, and specialty meat shop operation
- Commercial kitchen included
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
$41,968
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
8.41%
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%
$839,360
$839.4K
Cap Rate 7%
$599,543
$599.5K
Cap Rate 9%
$466,311
$466.3K
Market Conditions
NOI Build-Up for 5,010 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
$64.3K $12.84/SF
− Vacancy
−$4.4K −$0.87/SF
EGI
$60.0K $11.97/SF
− OpEx
−$18.0K −$3.59/SF
NOI
$42.0K $8.38/SF
Area
Sullivan County, NY
Vacancy
6.80%
Lease Rate
$12.84 /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%
$839,360
Cap Rate 7%
$599,543
Cap Rate 9%
$466,311
Alternative Uses
Best Use
Specialty Retail
$925.6K
$809.9K – $1.08M
NOI $64,794 @ 7.0% cap · market cap 12.98%
Second Best
Retail
$863.9K
$755.9K – $1.01M
NOI $60,475 @ 7.0% cap · market cap 12.12%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,192 @ 7.0% cap · market cap 19.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
138
Businesses Nearby
3k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Citgo
Shops & Services
3,193 visits/mo
0.5 miles
Demographics for 12758, NY
4,033
Population
3,114
Households
1.3
Avg Household Size
46
Median Age
25%
College-Educated
91%
High-School Grad
153.6 sq mi
ZIP Area
26
Density / Sq Mi
$50,577
Median Household Income
$41,036
Median Earnings
$938
Median Rent
$171,000
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 - Commercial kitchen and specialty meat shop support an operating restaurant concept with on-site parking.
Where is this conventional restaurant located?
The property is located at 87 Debruce Road Livingston Manor, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Nearly 5 acres with approximately 5,000 square feet of commercial space; Current bar, restaurant, and specialty meat shop operation; Commercial kitchen included
