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    2540 State Rte Poughquag, NY 12570
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    2540 State Rte Poughquag, NY 12570

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    • Retail properties & Spaces
    • 1,900 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Retail properties & Spaces

    Property Details for 2540 State Rte

    Year built
    1980
    Property size
    1,900 SF
    Property type
    Retail properties & Spaces
    Property subtype
    Restaurants

    Description

    This thriving Italian restaurant, located at 2540 State Route 55 in Poughquag, Dutchess County, New York (zip code 12570), presents a unique investment opportunity. The 1,900 square foot space, built in 1980 and zoned for business/restaurant use, boasts a 75-seat dining room and a separate bar area. The asking price is $190,000, translating to $100 per square foot. The property includes a comprehensive inventory of commercial kitchen equipment, ideal for immediate operation. This includes two pizza ovens, ample refrigeration units (including a walk-in box), a deep fryer, a 16-burner stovetop, a grill, and two freezers. The property is situated in Town Plaza, easily accessible via Route 82 North, turning right onto Route 55. The business benefits from flexible lease terms, providing a solid foundation for continued success. This Class B retail property represents a turnkey operation ready for a new owner to step in and continue the established business. The property is a single unit within a larger commercial complex.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Poughquag
    County
    Dutchess
    State
    New York
    Longitude
    -73.9331
    Latitude
    41.5191

    Comparable in this City

    • Value Estimation by Request
      2,808 SF

      2645 Rte 55

      RESTAURANT • 2,808 SF
      2645 Rte 55, Poughquag, NY 12570-5108
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    • Value Estimation by Request
      3,994 SF

      2578 Rte 55

      RESTAURANT • 3,994 SF
      2578 Rte 55, Poughquag, NY 12570-5115
      View Details
    • Value Estimation by Request
      1,152 SF

      3 Greenhaven Rd

      BAR, TAVERN • 1,152 SF
      3 Greenhaven Rd, Poughquag, NY 12570-5303
      View Details
    • Value Estimation by Request
      5,292 SF

      2515 Rte 55

      RESTAURANT • 5,292 SF
      2515 Rte 55, Poughquag, NY 12570-5104
      View Details
    • Value Estimation by Request
      1,791 SF

      2561 Rte 55

      OFFICE/RESIDENTIAL (MIXED USE) • 1,791 SF
      2561 Rte 55, Poughquag, NY 12570-5106
      View Details
    • Value Estimation by Request
      2,000 SF

      259 Hynes Rd

      OFFICE/RESIDENTIAL (MIXED USE) • 2,000 SF
      259 Hynes Rd, Poughquag, NY 12570-5125
      View Details

    Similar Nearby for Sale

    • $600,000

      Beekman Land Parcel For Sale

      10-acre parcel approved for a 4,000 sqft storage building.
      2729 Route 55, Poughquag, NY 12570
      View Details
    • $799,000
      Pending

      Fully Leased Mixed-Use Property

      Turnkey investment opportunity with residential and commercial income potential.
      2665 Route 55, Poughquag, NY 12570
      View Details
    • $99,000
      Pending

      Prime Corner Lot on Route

      1.8 acre corner lot with high visibility and accessibility.
      Gardner Hollow Rd, Poughquag, NY 12570
      View Details
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    2540 State Rte
    Poughquag, NY 12570
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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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