Building Details

Year built 1900

Building materials Vinyl Siding

Additional Structures Workshop

Listing Agency: Realty 2000 Group r***@earthlink.net

Listed By: Tracy Comer Show Phone

Added: Nov 22, 2025 Changed: Sep 2 Last Checked: Sep 12 at 6:06PM

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MLS# 1042712

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Investment Insights

Based on property information with market context.

This 1,690-square-foot auto shop occupies a 0.44-acre corner lot in Port Jefferson. The property was built in 1900 and features vinyl siding, wall-unit cooling, garage parking, and a fireplace. Its commercial zoning supports continued consideration for business-related use, subject to applicable requirements.

Located at 205 Pasco Montra Road, the property has well water and public sewer service. The building is offered as-is, with its established commercial setting and existing garage configuration providing the primary physical characteristics for evaluation.

Key Highlights

• 1,690‑square‑foot auto shop on a 0.44‑acre corner lot
• Commercially zoned property at 205 Pasco Montra Road
• Built in 1900 with vinyl siding

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

$12,538

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

6.30%

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%

$250,760 $250.8K

Cap Rate 7%

$179,114 $179.1K

Cap Rate 9%

$139,311 $139.3K

Market Conditions

NOI Build-Up for 1,690 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

$18.7K $11.04/SF

− Vacancy

−$746 −$0.44/SF

EGI

$17.9K $10.60/SF

− OpEx

−$5.4K −$3.18/SF

NOI

$12.5K $7.42/SF

Area

Shelby County, OH

Vacancy

4.00%

Lease Rate

$11.04 /SF/Yr

Expense Ratio

30.00%

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%

$250,760

Cap Rate 7%

$179,114

Cap Rate 9%

$139,311

Alternative Uses

Best Use

Retail

$179.1K

$156.7K – $209.0K (±1% cap)

NOI $12,538 @ 7.0% cap · market cap 6.30%

Second Best

Industrial

$99.2K

$86.8K – $115.8K (±1% cap)

NOI $6,945 @ 7.0% cap · market cap 3.49%

Theoretical Best

Specialty Retail

$471.4K

$412.5K – $550.0K (±1% cap)

NOI $32,997 @ 7.0% cap · market cap 16.58%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Auto shops

Suggested Use

Top Pick Plumbing Service Big Box & Wholesale Store Building Supply Carpet & Flooring Store Home Appliance Store Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

36

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 45360, OH

300

Population

207

Households

1.4

Avg Household Size

44

Median Age

6%

College-Educated

83%

High-School Grad

0.2 sq mi

ZIP Area

1,500

Density / Sq Mi

$44,464

Median Household Income

$35,417

Median Earnings

$850

Median Rent

$103,900

Median Home Value

Market

Vacancy Rate% for Retail in Midwest region

8% 2020

7.3% 2021

6.5% 2022

6% 2023

5.7% 2024

6.3% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this auto shops located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Auto shop - Commercially zoned garage with wall-unit cooling, well water, and public sewer service.

Where is this auto shop located?

The property is located at 205 Pasco Montra Road Port Jefferson, OH.

What is the asking price?

The asking price for this property is $199,000.

What are key features of this property?

This property features: 1,690‑square‑foot auto shop on a 0.44‑acre corner lot; Commercially zoned property at 205 Pasco Montra Road; Built in 1900 with vinyl siding