Fully Equipped Restaurant & Bar – Prime Route 284 Location
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Property Description
Prime Turn-Key Restaurant & Real Estate Offering
Asking Price: $599,000 (Real Property Included) Or For Lease: $4,000 Monthly + $25,000 in key money
Building Size: 2,610 SF
Price Per SF: ≈ $229.50/SF
(Calculation: $599,000 ÷ 2,610 SF = $229.50/SF ±)
Bryan, this is a compelling owner-user opportunity — especially at ~$230/SF for a free-standing restaurant with parking and frontage in Orange County. That basis is well below replacement cost for a fully built-out food & beverage asset.
Investment Overview
Located along highly traveled Route 284, this stand-alone commercial property is home to Westtown Fare Restaurant & Bar, a well-established and respected dining destination in the Westtown community. The offering presents a rare opportunity to acquire both the real estate and a fully operational restaurant in one of Orange County’s steadily growing submarkets.
The property features:
- Spacious dining room with inviting atmosphere
- Full-service bar area
- Fully equipped commercial kitchen
- Storage and back-of-house support space
- Two-story building (built 1850, character-rich structure)
- Dedicated on-site parking (8 spaces)
- 222 feet of direct frontage on Route 284
With flexible NC – Neighborhood Commercial / Retail / Mixed-Use zoning, the property supports continued restaurant operations or repositioning into another retail, café, boutique hospitality, specialty food, or mixed-use concept (subject to local approvals).
Property Facts
| Feature | Details |
|---|---|
| Sale Type | Investment or Owner User |
| Property Type | Retail |
| Subtype | Restaurant |
| Building Size | 2,610 SF |
| Lot Size | 0.25 AC |
| Building Class | C |
| Year Built | 1850 |
| Stories | 2 |
| FAR | 0.24 |
| Zoning | NC – Neighborhood Commercial |
| Parking | 8 Spaces (3.07 per 1,000 SF) |
| Frontage | 222’ on Route 284 |
| Amenities | Restaurant build-out, signage, storage, A/C |
Strategic Market Positioning – Why Westtown / Orange County?
This offering benefits from the broader momentum occurring throughout Orange County and the Hudson Valley region:
1️⃣ Population Growth & Migration Trends
Post-2020 migration from NYC and Northern New Jersey into the Hudson Valley has driven increased residential demand across towns such as Warwick, Minisink, and Westtown. Buyers seeking affordability, space, and quality of life have fueled housing activity — directly supporting local retail and restaurant spending.
2️⃣ Residential & Community Development
Surrounding towns including Warwick and nearby communities have experienced continued single-family home development and reinvestment. As rooftops increase, so does demand for dining and experiential retail.
3️⃣ Lifestyle Destination Appeal
The Hudson Valley remains a destination region for:
- Farm-to-table dining
- Agritourism & wineries
- Weekend tourism from NYC metro
- Outdoor recreation
A well-positioned restaurant along Route 284 benefits from both local patronage and destination-driven traffic.
4️⃣ Limited Direct Competition
Free-standing restaurant buildings with parking and road frontage are limited in supply. Replacement costs today (land + construction + full commercial kitchen build-out) would significantly exceed the current asking price — creating intrinsic real estate value.
Ideal Buyer Profile
- Owner-operator seeking to control occupancy cost
- Hospitality group expanding into Hudson Valley
- Investor repositioning with lease-up strategy
- Hybrid live-work or mixed-use visionary (subject to zoning compliance)
Value Drivers
✔ Attractive basis at ~$230/SF
✔ Stand-alone building (no shared walls or condo structure)
✔ Road visibility + strong frontage
✔ Parking on-site (critical for F&B)
✔ Established local brand presence
✔ Growth corridor within Orange County
Positioning Narrative (For Marketing Brochure)
A rare opportunity to own a landmark hospitality property in the heart of Westtown. Whether continuing the legacy of Westtown Fare or launching a new culinary concept, 795 Route 284 provides the real estate foundation, visibility, infrastructure, and community demand necessary to succeed.
Positioned within the broader growth trajectory of Orange County, the property benefits from continued population migration into the Hudson Valley, driven by buyers relocating from New York City and Northern New Jersey in search of affordability, space, and lifestyle amenities. Surrounding communities such as Warwick and the greater Minisink area have experienced steady residential development and reinvestment, fueling increased demand for quality dining and experiential retail.