Corner Retail
For Sale
$249,999
2639 Guilderland Avenue, Rotterdam, NY 12306
Commercial Sale, Rotterdam, NY
Property Size1,287 SF
Lot Size0.25 Acres
Price / SF$194.25
Days on Market131
Property Features for 2639 Guilderland Avenue
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
Commercial
Parking
20
Parking features
Off Street
Interior features
High Speed Internet
Exterior features
Lighting
Basement
Full, Interior Entry
Lot features
Road Frontage, Level, Cleared
Directions
on guilderland ave
Standard status
Active
APN
422800 48.20-2-11.1
Size
1,287 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Annual Amount
5000
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Wall Unit(s)
Water source
Public
Amenities
detached garage
Building Details
Flooring type
Laminate
Building materials
Block, Drywall, Shingle Siding
Roof type
Asphalt, Shingle
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
David T Schwartz · License #10401300014
(518) 369-1359
Added: May 28
Changed: Oct 2
Last Checked: Oct 5 at 11:06AM
MLS# 202618197
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,287-square-foot retail property is currently configured as a barbershop and occupies a 0.25-acre corner parcel. The building includes laminate flooring, forced-air heating, wall-unit cooling, high-speed internet, lighting, block and drywall construction, shingle siding, and an asphalt shingle roof. Public water and public sewer serve the property.
Frontage extends 81 feet along Guilderland Ave and 86 feet along Draper Ave. The site is one block from Curry Road and includes off-street parking plus a detached garage. Zoning is Commercial, with the property located within the Main Street / Neighborhood Center Overlay District.
Frontage extends 81 feet along Guilderland Ave and 86 feet along Draper Ave. The site is one block from Curry Road and includes off-street parking plus a detached garage. Zoning is Commercial, with the property located within the Main Street / Neighborhood Center Overlay District.
Key Highlights
- 1,287‑square‑foot retail property configured as a barbershop
- 0.25‑acre corner lot with 81 feet on Guilderland Ave and 86 feet on Draper Ave
- One block from Curry Road
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
$15,535
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
6.21%
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%
$310,700
$310.7K
Cap Rate 7%
$221,929
$221.9K
Cap Rate 9%
$172,611
$172.6K
Market Conditions
NOI Build-Up for 1,287 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
$23.2K $18.00/SF
− Vacancy
−$973 −$0.76/SF
EGI
$22.2K $17.24/SF
− OpEx
−$6.7K −$5.17/SF
NOI
$15.5K $12.07/SF
Area
Schenectady County, NY
Vacancy
4.20%
Lease Rate
$18.00 /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%
$310,700
Cap Rate 7%
$221,929
Cap Rate 9%
$172,611
Alternative Uses
Best Use
Retail
$221.9K
$194.2K – $258.9K
NOI $15,535 @ 7.0% cap · market cap 6.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.2K
$337.1K – $449.4K
NOI $26,965 @ 7.0% cap · market cap 10.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Explore this area
Business Placement
Demographics for 12306, NY
26,935
Population
12,481
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
94%
High-School Grad
43.9 sq mi
ZIP Area
614
Density / Sq Mi
$80,583
Median Household Income
$46,702
Median Earnings
$1,221
Median Rent
$212,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Existing barbershop setup with off-street parking and a detached garage supports neighborhood commercial use.
Where is this retail space located?
The property is located at 2639 Guilderland Avenue Rotterdam, NY.
What is the asking price?
The asking price for this property is $249,999.
What are key features of this property?
This property features: 1,287‑square‑foot retail property configured as a barbershop; 0.25‑acre corner lot with 81 feet on Guilderland Ave and 86 feet on Draper Ave; One block from Curry Road
