Established Restaurant/Bar
For Sale
Contact for pricing
1275 Saw Mill River Rd, Yonkers, NY 10710
Long-established bar/restaurant with growth potential on the Yonkers/Hastings border.
Property Size1,840 SF
Price / SF$649.46
Days on Market874
Property Features for 1275 Saw Mill River Rd
General Information
Standard status
Active
Size
1,840 SF
Property subtype
Retail
Zoning
T-District
Building Details
Stories
1
Listing Agency:
RM Friedland
Listed By:
John Barrett · License #NY10301202670
(914) 968-8500
Source:
Crexi
Added: May 15, 2024
Changed: Oct 4
Last Checked: Oct 4 at 8:21AM
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 RM Friedland
Investment Insights
Based on property information with market context.
The subject property is a single-story retail building, currently configured as a restaurant, situated on the border of Yonkers and Hastings-on-Hudson in Westchester County. The property, with a history as a bar/restaurant spanning 70 years, benefits from a strong reputation and loyal customer base. The location ensures access to a diverse market, leveraging favorable economic conditions and demographic trends. The property is grandfathered as commercial but zoned as of right for two-family dwellings. The 1,840 square foot property can be delivered broom swept and vacant, presenting an opportunity for a user or investor. This location is suited for continued success under new ownership. This versatile property also offers possibilities for development for discerning investors. It represents a rare opportunity to acquire a prime piece of real estate with exceptional potential for development and value creation. Whether seeking to capitalize on commercial opportunities, satisfy housing demand, or diversify investment portfolios, this opportunity offers a compelling proposition for investors looking to make a strategic move.
Key Highlights
- Long‑established bar/restaurant location (70 years) with a strong reputation and loyal customer base.
- Prime location on the border of Yonkers and Hastings, providing access to a diverse market.
- Significant growth potential for the existing bar/restaurant business.
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
$40,473
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
3.39%
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%
$809,460
$809.5K
Cap Rate 7%
$578,186
$578.2K
Cap Rate 9%
$449,700
$449.7K
Market Conditions
NOI Build-Up for 1,840 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
$57.4K $31.20/SF
− Vacancy
−$3.4K −$1.87/SF
EGI
$54.0K $29.33/SF
− OpEx
−$13.5K −$7.33/SF
NOI
$40.5K $22.00/SF
Area
Yonkers, NY
Vacancy
6.00%
Lease Rate
$31.20 /SF/Yr
Expense Ratio
25.00%
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%
$809,460
Cap Rate 7%
$578,186
Cap Rate 9%
$449,700
Alternative Uses
Best Use
Specialty Retail
$578.2K
$505.9K – $674.6K
NOI $40,473 @ 7.0% cap · market cap 3.39%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$636.1K
$556.6K – $742.1K
NOI $44,524 @ 7.0% cap · market cap 3.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
268
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10710, NY
26,725
Population
10,107
Households
2.6
Avg Household Size
46
Median Age
44%
College-Educated
91%
High-School Grad
4.6 sq mi
ZIP Area
5,810
Density / Sq Mi
$100,783
Median Household Income
$58,949
Median Earnings
$1,797
Median Rent
$534,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Similar Off Market Nearby
- Clarke's — 1275 Saw Mill River Rd, Yonkers, NY 10710
Frequently Asked Questions
What type of property is this?
Bar & Pub - Long-established bar/restaurant with growth potential on the Yonkers/Hastings border.
Where is this bar & pub located?
The property is located at 1275 Saw Mill River Rd Yonkers, NY.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: Long‑established bar/restaurant location (70 years) with a strong reputation and loyal customer base.; Prime location on the border of Yonkers and Hastings, providing access to a diverse market.; Significant growth potential for the existing bar/restaurant business.
