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    Clayton, NY Investment Opportunity Title is generated by Realmo AI

    29613 State Route 12, Clayton, NY 13624

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    For Sale
    $399,900

    COMMERCIAL - Clayton, NY

    Property size:
    4,867 SF
    Lot size:
    1.50 Acres
    Price / SF:
    $82/SF
    Added:
    Apr 11, 2026
    Days on Market:
    48
    Last Refresh:
    May 28 at 2:06 am

    Property Features for 29613 State Route 12

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Bedrooms
    6
    Rooms
    Bedroom 5, Bedroom 1, Bedroom 3, Bedroom 6, Bedroom 4, Bedroom 2
    Parking features
    Driveway, Garage
    Patio and Porch features
    Patio
    Exterior features
    BlacktopDriveway, Patio, PropaneTankLeased
    Appliances
    GasOven, GasRange, PropaneWaterHeater, Refrigerator
    Standard status
    Active
    APN
    223289-052-000-0001-066-000
    Size
    4,867 SF
    Lot size
    1.50 Acres

    Taxes and HOA fees

    Tax Annual Amount
    1976

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Wood, Propane (Heating)
    Water source
    Well

    Building Details

    Year built
    1940
    Floors in Building
    1
    Number of units
    8
    Flooring type
    Laminate, Vinyl, Varies
    Building materials
    VinylSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Noah Taylor

    Listing agent Noah Taylor License #10401359495

    Listing office Keller Williams Northern New York 114 Court Street, East Syracuse, NY

    Listing date Apr 11, 2026

    MLS# S1672658 Listing URL

    Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • High Visibility Location: Situated at the intersection of NYS Route 12 and NYS Route 180, offering excellent exposure.
    • Strong Rental Income: Generates $5,370/month in rental income with a Net Operating Income (NOI) for 2025 exceeding $51,000.
    • Vacant Remodeled Unit: A remodeled 1‑bedroom unit is ready for immediate occupancy with projected rental income of $800-$900/month.
    • Versatile Unit Mix: Includes five 1‑bedroom apartments, two studio units, and one 3‑bedroom apartment.
    • Large 1.50‑Acre Lot: Provides ample space and potential.
    • Ample Off‑Street Parking: Features a large open parking area for residents and guests.

    Overview

    Located at the highly visible intersection of NYS Route 12 and NYS Route 180 in Gunns Corners, this 8-unit apartment building offers excellent visibility, strong rental appeal, and easy accessibility. The property is set on a 1.50-acre lot and includes 4,867 square feet of living space with convenient one-story layouts. The unit mix features five 1-bedroom apartments, two studio units, and one 3-bedroom apartment, providing a versatile rental portfolio. One remodeled 1-bedroom unit is currently vacant and ready for immediate occupancy, with projected rental income of $800-$900 per month. This unit has been updated with new flooring, modern countertops, and new kitchen appliances. The property currently generates $5,370 per month in rental income from existing tenants, delivering solid in-place cash flow with upside potential upon leasing the vacant unit. The actual Net Operating Income (NOI) for 2025 exceeded $51,000. A stable, long-term tenant base enhances reliability, while the large open parking area provides ample off-street parking for residents and guests. This property is an excellent addition to any investment portfolio, offering both performance and growth opportunity.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $398.3K
    NOI $35,848 @ 9.00% cap · cautious / downside scenario
    Moderate
    $512.1K
    NOI $35,848 @ 7.00% cap · market / base-case scenario
    Aggressive
    $717.0K
    NOI $35,848 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $70.1k $14.40
    − Vacancy −$4.9k −$1.01
    EGI $65.2k $13.39
    − OpEx −$29.3k −$6.03
    NOI $35.8k $7.37
    4,867 SF · lease $14.40/SF/yr · vacancy 7.00% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $512.1K
    $448.1K – $597.5K (±1% cap)
    NOI $35,848 @ 7.0% cap · market cap 8.96%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $1.34M
    $1.17M – $1.57M (±1% cap)
    NOI $93,914 @ 7.0% cap · market cap 23.48%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Apartment buildings

    Suggested Use

    Building Supply Department Store Acupuncture

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Clayton
    County
    Jefferson
    State
    New York
    Longitude
    -75.9992394
    Latitude
    44.0972574

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    FAQs

    What type of property is this?
    Apartment building - Eight-unit apartment building with strong rental income and upside potential.
    Where is this apartment building located?
    The property is located at 29613 State Route 12 Clayton, NY.
    What is the asking price?
    The asking price for this property is $399,900.
    What are key features of this property?
    This property features: High Visibility Location: Situated at the intersection of NYS Route 12 and NYS Route 180, offering excellent exposure.; Strong Rental Income: Generates $5,370/month in rental income with a Net Operating Income (NOI) for 2025 exceeding $51,000.; Vacant Remodeled Unit: A remodeled 1‑bedroom unit is ready for immediate occupancy with projected rental income of $800-$900/month.
    (315) 778-6473
    We can help!
    Listing Contact
    Noah Taylor
    Real Estate License ID: 10401359495
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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