Corner-Lot Storefront
For Sale
$299,999
2639 Guilderland Avenue, Rotterdam, NY 12306
COMMERCIAL - Other - Rotterdam, NY
Property Size1,287 SF
Lot Size0.25 Acres
Price / SF$233.10
Days on Market85
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
Interior Entry, Full
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
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: Aug 11
Last Checked: Aug 20 at 3:06PM
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 storefront property occupies a 0.25-acre corner lot in Rotterdam. The building is currently configured as a barbershop and includes high-speed internet, laminate flooring, forced-air heat, and wall-unit cooling. Block, drywall, and shingle siding construction, along with an asphalt shingle roof, complete the existing improvements.
The property fronts 81 feet along Guilderland Ave and 86 feet along Draper Ave, one block from Curry Road. Off-street parking and a detached garage add practical site functionality. Public water and public sewer serve the property, while exterior lighting supports the site. Zoning is Commercial, and the parcel falls within the Main Street / Neighborhood Center Overlay District, where permitted uses are governed by the applicable zoning documents.
The property fronts 81 feet along Guilderland Ave and 86 feet along Draper Ave, one block from Curry Road. Off-street parking and a detached garage add practical site functionality. Public water and public sewer serve the property, while exterior lighting supports the site. Zoning is Commercial, and the parcel falls within the Main Street / Neighborhood Center Overlay District, where permitted uses are governed by the applicable zoning documents.
Key Highlights
- 1,287‑square‑foot storefront on a 0.25‑acre corner lot
- 81 feet of frontage on Guilderland Ave and 86 feet on Draper Ave
- Currently configured and operating as a barbershop
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
5.18%
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 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.2K
$337.1K – $449.4K
NOI $26,965 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Under-served
Demand for This Use
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Current barbershop setup with off-street parking and a detached garage supports neighborhood commercial use.
Where is this storefront property located?
The property is located at 2639 Guilderland Avenue Rotterdam, NY.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: 1,287‑square‑foot storefront on a 0.25‑acre corner lot; 81 feet of frontage on Guilderland Ave and 86 feet on Draper Ave; Currently configured and operating as a barbershop
