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    Property profile & analytics

    406 County Route 39 Williamstown, NY 13493

    • Turn key restaurants
    • 1,200 SF
    • 7.49 lot acres
    For Sale
    View listing
    $499,900
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-4231851
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • The Hayloft of Tug Hill / Restaurant / Pub

    Property Details for 406 County Route 39

    Year built
    2002
    Lot size
    7.49 lot acres
    Property size
    1,200 SF
    Property type
    Turn key restaurants
    APN
    354800 108.00-02-18.01
    APU
    35480010800021801

    Description

    This Williamstown, NY commercial property offers a fully equipped restaurant and bar, situated on a 7.5-acre lot (326,264 sq ft) at 406 County Route 39, 13493. The 5,178 sq ft building includes a restaurant and bar, an efficiency apartment, food prep/storage areas, and garage space. The property also features a newer 3-bedroom ranch home and a 30x48 pole barn. Its prime location is directly on four-wheel and snowmobile trails, near state land, the Salmon River, and skiing resorts. Ample parking is available, along with a large pond stocked with perch and bass, offering potential campground space. The property is being sold for $499,900, with owner financing available with a $275,000 down payment. This turnkey operation presents numerous possibilities, from continuing the existing business to hosting events or developing other ventures.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $245,000

    • Comparable approach

      Method
      Estimation
      AI Estimate
      $183,000
      Market price range: $80.1k - $183k

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Williamstown
    County
    Oswego
    State
    New York
    Longitude
    -75.7949
    Latitude
    43.4963
    CBSA code
    45060
    CBSA name
    SYRACUSE, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    0
    $0.00
    $35,500
    $150,000
    $185,500
    -
    $49,306
    $208,333
    $257,639

    Comparable in this City

    • Value Estimation
      $320,000
      5,618 SF

      469 State Rte 13

      RESTAURANT • 5,618 SF
      469 State Rte 13, Williamstown, NY 13493
      View Details
    • Value Estimation
      $270,000
      4,082 SF

      369 County Rte 39

      RESTAURANT • 4,082 SF
      369 County Rte 39, Williamstown, NY 13493-4108
      View Details
    • Value Estimation
      $270,000
      1,052 SF

      567 State Rte 13th, Unit 69

      RESTAURANT • 1,052 SF
      567 State Rte 13th, Williamstown, NY 13493-3417
      View Details
    • Value Estimation
      $305,000
      3,276 SF

      1139 State Rte 13th, Unit 41

      AUTO REPAIR, GARAGE • 3,276 SF
      1139 State Rte 13th, Williamstown, NY 13493-3022
      View Details
    • Value Estimation
      $290,000
      1,944 SF

      461 State Rte 13

      GAS STATION • 1,944 SF
      461 State Rte 13, Williamstown, NY 13493-3524
      View Details
    • Value Estimation
      $255,000
      5.00 Acres

      Williamstown, NY 13493

      PARKING LOT • 5.00 Acres
      Williamstown, NY 13493
      View Details

    Similar Nearby for Sale

    • $499,900
      5,178 SF

      Williamstown NY Commercial Property

      Restaurant, Bar, & 7.5 Acres
      406 County Route 39, Williamstown, NY 13493
      View Details
    • $39,900

      5.75 Acre Parcel with Utilities

      5.75 acre parcel with well, septic, and electric.
      390 Mellon Rd, Williamstown, NY 13493
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    • $209,500

      Secluded Land with Cabin, Trails

      31-acre oasis with cabin near trails and state forest.
      Bartley Rd, Williamstown, NY 13493
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    • $32,900

      Secluded Land with Campers

      Off-grid 6.01 acre parcel with campers and storage shed.
      Lot #12 Cramer Ln, Williamstown, NY 13493
      View Details
    • $59,900

      Wooded Acreage Bordered by State Land

      10 acres with brook, near reservoirs, utilities available.
      17 Cassio Rd, Redfield, NY 13493
      View Details
    • $50,000
      11.71 Acres

      Camp Retreat Near State Land

      11.71-acre camp retreat bordering Happy Valley State Land.
      Keppy Carr Rd, Williamstown, NY 13493
      View Details
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    406 County Route 39
    Williamstown, NY 13493
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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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