Restaurant Property with
For Sale
$649,000
910 Rock City Road, Ballston Spa, NY 12020
Fully equipped restaurant includes a commercial kitchen, dining room with wood-burning fireplace, and an on-site apartment.
Property Size3,390 SF
Price / SF$191.45
Days on Market91
Property Features for 910 Rock City Road
General Information
Standard status
Active
Size
3,390 SF
Property subtype
Commercial
Building Details
Year Built
1970
Listing Agency:
Roohan Realty
Listed By:
Brendon Teetor · License #10401376385
(518) 452-2700
Source:
Signatureonerealtygroup
Added: Jun 7
Changed: Sep 5
Last Checked: Sep 5 at 9:23AM
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 Roohan Realty
Investment Insights
Based on property information with market context.
This restaurant property is set up for food service and catering, featuring a spacious commercial kitchen and approximately 3,390 square feet of restaurant space. The dining room includes a grandfathered wood-burning fireplace, along with a bar area. The kitchen comes with updated commercial equipment, with utilities including natural gas service, central air, and three-phase electric.
The property also includes abundant on-site parking for approximately 75 vehicles. A second-floor apartment provides space suited to owner-operator living, management housing, or rental income. Outdoors, nearly four private acres offer room for guest-focused improvements and seasonal programming, subject to municipal approvals where applicable.
Overall, the combination of restaurant operations, large-scale kitchen infrastructure, and additional residential space makes this an appealing hospitality-focused asset for an operator seeking a ready-to-run setup.
The property also includes abundant on-site parking for approximately 75 vehicles. A second-floor apartment provides space suited to owner-operator living, management housing, or rental income. Outdoors, nearly four private acres offer room for guest-focused improvements and seasonal programming, subject to municipal approvals where applicable.
Overall, the combination of restaurant operations, large-scale kitchen infrastructure, and additional residential space makes this an appealing hospitality-focused asset for an operator seeking a ready-to-run setup.
Key Highlights
- Fully equipped restaurant on 3.83 private acres, with 3,390 SF of restaurant space
- Dining room with a grandfathered wood‑burning fireplace plus a bar area
- Commercial kitchen with updated equipment and natural gas service
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
$52,611
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
8.11%
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%
$1,052,220
$1.1M
Cap Rate 7%
$751,586
$751.6K
Cap Rate 9%
$584,567
$584.6K
Market Conditions
NOI Build-Up for 3,390 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
$73.2K $21.60/SF
− Vacancy
−$3.1K −$0.91/SF
EGI
$70.1K $20.69/SF
− OpEx
−$17.5K −$5.17/SF
NOI
$52.6K $15.52/SF
Area
Saratoga County, NY
Vacancy
4.20%
Lease Rate
$21.60 /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%
$1,052,220
Cap Rate 7%
$751,586
Cap Rate 9%
$584,567
Alternative Uses
Best Use
Specialty Retail
$751.6K
$657.6K – $876.9K
NOI $52,611 @ 7.0% cap · market cap 8.11%
Second Best
Industrial
$299.5K
$262.1K – $349.4K
NOI $20,966 @ 7.0% cap · market cap 3.23%
Theoretical Best
Office A
$1.01M
$887.8K – $1.18M
NOI $71,027 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12020, NY
34,667
Population
15,787
Households
2.2
Avg Household Size
42
Median Age
43%
College-Educated
94%
High-School Grad
75.6 sq mi
ZIP Area
459
Density / Sq Mi
$101,727
Median Household Income
$59,730
Median Earnings
$1,562
Median Rent
$299,600
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 - Fully equipped restaurant includes a commercial kitchen, dining room with wood-burning fireplace, and an on-site apartment.
Where is this conventional restaurant located?
The property is located at 910 Rock City Road Ballston Spa, NY.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: Fully equipped restaurant on 3.83 private acres, with 3,390 SF of restaurant space; Dining room with a grandfathered wood‑burning fireplace plus a bar area; Commercial kitchen with updated equipment and natural gas service
