Mixed-Use Property with Rental
For Sale
Under Contract
$429,000
400 Buckley Road, Liverpool, NY 13088
CommercialSale, Liverpool, NY
Property Size5,250 SF
Lot Size0.42 Acres
Price / SF$81.71
Days on Market206
Property Features for 400 Buckley Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COM 1
Zoning description
Commercial
Rooms
Basement
Parking
10
Parking features
Paved or Surfaced, Driveway
Lot features
Irregular Lot
Elementary school district
Liverpool
Middle school district
Liverpool
High school district
Liverpool
Subdivision
Salina-314889
Standard status
Active Under Contract
APN
314889-085-000-0001-010-001-0000
Size
5,250 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
6875
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard, Radiant
Water source
Public
Building Details
Year built
1949
Floors in Building
2
Number of units
4
Roof type
Shingle
Listing Agency:
Keller Williams Syracuse · Keller Williams Realty
(315) 701-6900
Listed By:
Cory Rogers · License #10401343879
(315) 701-6900
Added: Jan 26
Changed: Aug 19
Last Checked: Aug 20 at 4:06AM
MLS# S1659729
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.
Investment Insights
Based on property information with market context.
This 5,250-square-foot mixed-use property sits on a 0.42-acre parcel and combines residential and commercial components. The upper level contains two rental units: one with two bedrooms and another with one bedroom. At street level, the front commercial area is configured for grocery retail and includes commercial coolers. A separate rear space is arranged for baking and catering use, providing additional functional separation within the building.
The property is zoned COM 1 and was built in 1949. Public water and public sewer serve the site. Site features include a paved driveway, shingle roofing, radiant and baseboard heating, and natural gas service. A basement is also included in the building configuration.
The property is zoned COM 1 and was built in 1949. Public water and public sewer serve the site. Site features include a paved driveway, shingle roofing, radiant and baseboard heating, and natural gas service. A basement is also included in the building configuration.
Key Highlights
- 5,250 square feet on a 0.42‑acre parcel
- Two upper‑level rental units: one 2‑bedroom and one 1‑bedroom
- Front commercial area configured for grocery retail with commercial coolers
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
$23,574
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
5.50%
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%
$471,480
$471.5K
Cap Rate 7%
$336,771
$336.8K
Cap Rate 9%
$261,933
$261.9K
Market Conditions
NOI Build-Up for 5,250 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
$36.2K $6.89/SF
− Vacancy
−$2.5K −$0.48/SF
EGI
$33.7K $6.41/SF
− OpEx
−$10.1K −$1.92/SF
NOI
$23.6K $4.49/SF
Area
Onondaga County, NY
Vacancy
6.90%
Lease Rate
$6.89 /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%
$471,480
Cap Rate 7%
$336,771
Cap Rate 9%
$261,933
Alternative Uses
Best Use
Retail
$905.3K
$792.2K – $1.06M
NOI $63,372 @ 7.0% cap · market cap 14.77%
Second Best
Apartment 5plus
$708.1K
$619.6K – $826.2K
NOI $49,569 @ 7.0% cap · market cap 11.55%
Theoretical Best
Office A
$912.4K
$798.3K – $1.06M
NOI $63,867 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
379
Businesses Nearby
47k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 91%
Hotels & Casinos 9%
McDonald's
Dining
26,581 visits/mo
0.5 miles
Dunkin' Donuts
Dining
12,995 visits/mo
0.5 miles
SUBWAY
Dining
3,667 visits/mo
0.5 miles
Super 8 By Wyndham Liverpool/Syracuse North Airport
Hotels & Casinos
2,448 visits/mo
0.5 miles
Comfort Inn & Suites
Hotels & Casinos
1,721 visits/mo
0.5 miles
Demographics for 13088, NY
22,331
Population
11,242
Households
2
Avg Household Size
43
Median Age
35%
College-Educated
93%
High-School Grad
8.3 sq mi
ZIP Area
2,690
Density / Sq Mi
$73,814
Median Household Income
$46,985
Median Earnings
$1,104
Median Rent
$166,500
Median Home Value
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 - Two residential units complement flexible commercial space configured for grocery retail and baking or catering operations.
Where is this mixed-use property located?
The property is located at 400 Buckley Road Liverpool, NY.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: 5,250 square feet on a 0.42‑acre parcel; Two upper‑level rental units: one 2‑bedroom and one 1‑bedroom; Front commercial area configured for grocery retail with commercial coolers
