Brick Mixed-Use
New
For Sale
$325,000
2735 Broadway, Rotterdam, NY 12306
Commercial Sale, Rotterdam, NY
Property Size1,334 SF
Lot Size0.15 Acres
Price / SF$243.63
Days on Market5
Property Features for 2735 Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
Patio and Porch features
Deck
High school district
000000
Directions
90W to 890W to Broadway
Standard status
Active
APN
422800 48.15-11-4
Size
1,334 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Annual Amount
5489
Utilities
Heating system
Forced Air
Water source
Public
Amenities
composite deck
Building Details
Year built
1980
Floors in Building
1
Flooring type
Linoleum
Building materials
Brick
Roof type
Asphalt
Listing Agency:
Miranda Real Estate Group Inc
(518) 356-1701
Listed By:
Moonrani G Gumani · License #10401352209
(201) 238-4972
Added: Sep 10
Changed: Sep 12
Last Checked: Sep 14 at 12:06AM
MLS# 11975091
Copyright © 2026 My State MLS. 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 1,334-square-foot mixed-use property occupies a level 0.15-acre lot and includes a single-story brick building constructed in 1980. The interior features an open main area with exposed brick accents, large storefront windows, additional private rooms, and a full bath. A rear composite deck provides additional exterior space, while forced-air heat, central air, public water, public sewer, and an asphalt shingle roof support the building’s operations.
The property provides 16 off-street parking spaces and is positioned on Broadway in Rotterdam, with access connecting through 90W and 890W. Mixed zoning and the current mixed-use designation support the existing commercial format, with the source describing potential applications including office, retail, restaurant, tavern, convenience store, and professional services. The sale includes the building and land, with possession at closing.
The property provides 16 off-street parking spaces and is positioned on Broadway in Rotterdam, with access connecting through 90W and 890W. Mixed zoning and the current mixed-use designation support the existing commercial format, with the source describing potential applications including office, retail, restaurant, tavern, convenience store, and professional services. The sale includes the building and land, with possession at closing.
Key Highlights
- 1,334‑square‑foot building on a 0.15‑acre lot
- 16 off‑street parking spaces
- Single‑story brick construction built in 1980
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
$18,409
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
5.66%
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%
$368,180
$368.2K
Cap Rate 7%
$262,986
$263.0K
Cap Rate 9%
$204,544
$204.5K
Market Conditions
NOI Build-Up for 1,334 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
$32.0K $24.00/SF
− Vacancy
−$2.6K −$1.92/SF
EGI
$29.5K $22.08/SF
− OpEx
−$11.0K −$8.28/SF
NOI
$18.4K $13.80/SF
Area
Schenectady County, NY
Vacancy
8.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
37.50%
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%
$368,180
Cap Rate 7%
$262,986
Cap Rate 9%
$204,544
Alternative Uses
Best Use
Mixed Use
$263.0K
$230.1K – $306.8K
NOI $18,409 @ 7.0% cap · market cap 5.66%
Second Best
Retail
$230.0K
$201.3K – $268.4K
NOI $16,102 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$399.3K
$349.4K – $465.8K
NOI $27,950 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
410
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
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Single-story commercial building with storefront glazing, private rooms, outdoor deck space, and ample off-street parking.
Where is this mixed-use property located?
The property is located at 2735 Broadway Rotterdam, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,334‑square‑foot building on a 0.15‑acre lot; 16 off‑street parking spaces; Single‑story brick construction built in 1980
