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    Historical Restaurant Land For Sale Title is generated by Realmo AI

    974 Route 17, Southfields, NY 10975

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    Claim this Listing
    For Sale
    $1,870,000

    LAND - Southfields, NY

    Lot size:
    3.20 Acres
    Added:
    Feb 16, 2025
    Days on Market:
    452
    Last Refresh:
    May 14 at 5:06 pm

    Property Features for 974 Route 17

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    SBH
    Appliances
    Electric Water Heater
    Standard status
    Active
    APN
    335003-205-000-0003-017.200-0000
    Lot size
    3.20 Acres

    Taxes and HOA fees

    Tax Year
    2023
    Tax Annual Amount
    12210

    Utilities

    Utilities
    Electricity Available
    Sewer type
    Septic Tank
    Heating system
    Baseboard, Oil
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Building materials
    Frame

    We can help!

    Listing Contact
    Todd Sullivan

    Listing agent Todd Sullivan License #10401342107

    Listing office Keller Williams Realty 69 Brookside Ave. Ste 225, Chester, NY

    Listing date Feb 16, 2025

    MLS# 825571

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High‑visibility location with ample parking, ideal for a restaurant.
    • Zoned SB‑H Business, allowing for various commercial uses.
    • Large 3.2‑acre property.
    • Close proximity to Woodbury Commons Premium Outlets (6.6 miles).
    • Existing frame structure can be utilized for future building.
    • Includes well water and septic tank.

    Overview

    This 3.2-acre property, formerly the site of the historical Red Apple Rest, is available for sale in Southfields, NY. The property is zoned SB-H Business and offers significant street visibility and ample parking, suitable for a future restaurant. The existing frame may be incorporated into a new building. The location is approximately 6.6 miles south of the Woodbury Commons Premium Outlets, minutes north of historic Tuxedo Park, 3.8 miles from the New York Renaissance Festival, 19 miles south of Legoland, and 10 miles north of the intersection of Rt 287/Rt 87 (NYS Thruway) and Rt 17. The property includes oil above ground heating fuel.
    Location Intelligence

    Current Use by Public Records

    Breakfast & diners

    Suggested Use

    Spa & Massage Center Hair Salon Auto Repair Shop Hotel & Motel Pharmacy Nail Salon Department Store Discount Store Car Rental Facility Computer & Electronic Repair

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Southfields
    County
    Orange
    State
    New York
    Longitude
    -74.176505
    Latitude
    41.24175

    FAQs

    What type of property is this?
    Restaurant - 3.2 acres of land with high street visibility.
    Where is this restaurant located?
    The property is located at 974 Route 17 Southfields, NY.
    What is the asking price?
    The asking price for this property is $1,870,000.
    What are key features of this property?
    This property features: High‑visibility location with ample parking, ideal for a restaurant.; Zoned SB‑H Business, allowing for various commercial uses.; Large 3.2‑acre property.
    (845) 629-1345
    We can help!
    Listing Contact
    Todd Sullivan
    Real Estate License ID: 10401342107
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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