Restaurant Property With Commercial
For Sale
$499,000
87 Debruce Road, Livingston Manor, NY 12758
CommercialSale, Livingston Manor, NY
Property Size5,010 SF
Lot Size4.72 Acres
Price / SF$99.60
Days on Market108
Property Features for 87 Debruce Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
GB
Zoning description
Business
Parking
30
Lot features
Pie Shaped Lot
Elementary school district
Livingston Manor
Middle school district
Livingston Manor
High school district
Livingston Manor
Subdivision
Rockland-484400
Standard status
Active
APN
4400-025-0-0001-067-000
Size
5,010 SF
Lot size
4.72 Acres
Taxes and HOA fees
Tax Annual Amount
8440
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Heat Pump (Heating), Oil, Electric (Heating)
Cooling system
Heat Pump
Water source
Well
Building Details
Year built
1957
Floors in Building
2
Roof type
Asphalt
Listing Agency:
Coldwell Banker Timberland Properties · Coldwell Banker Real Estate
(845) 586-3321
Listed By:
James Karpowicz · License #10401283203
(646) 942-8421
Added: Jun 5
Changed: Sep 16
Last Checked: Sep 20 at 5:06AM
MLS# R1688150
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.
Investment Insights
Based on property information with market context.
This restaurant property spans 4.72 acres and includes approximately 5,010 square feet of commercial space. The existing operation combines a bar, restaurant, specialty meat shop, and commercial kitchen, providing a built-out setting for continued food-service use. The building dates to 1957 and would benefit from general updates and maintenance.
The property is located at 87 Debruce Road in Livingston Manor, with visibility from NYS Route 17 and access near Exit 96. Site infrastructure includes a private well, septic tank, asphalt roof, and multiple heating systems, including oil, forced air, electric heating, and a heat pump. Cooling is provided by a heat pump.
The property is located at 87 Debruce Road in Livingston Manor, with visibility from NYS Route 17 and access near Exit 96. Site infrastructure includes a private well, septic tank, asphalt roof, and multiple heating systems, including oil, forced air, electric heating, and a heat pump. Cooling is provided by a heat pump.
Key Highlights
- 4.72‑acre commercial restaurant property
- Approximately 5,010 square feet of commercial space
- Existing bar, restaurant, specialty meat shop, and commercial kitchen
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
Industrial
$599.5K
$524.6K – $699.5K
NOI $41,968 @ 7.0% cap · market cap 8.41%
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Conventional restaurant - Existing food-service improvements include a commercial kitchen and bar-restaurant configuration in the Catskills.
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: 4.72‑acre commercial restaurant property; Approximately 5,010 square feet of commercial space; Existing bar, restaurant, specialty meat shop, and commercial kitchen
