Mixed-Use Property with
For Sale
$495,000
Pending
407 Tulip Street, Liverpool, NY 13088
CommercialSale, Liverpool, NY
Property Size9,646 SF
Lot Size0.17 Acres
Days on Market825
Property Features for 407 Tulip Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Parking
9
Elementary school district
Liverpool
Middle school district
Liverpool
High school district
Liverpool
Directions
Oswego Road to Tulip St
Subdivision
Liverpool-Village-314801
Standard status
Pending
APN
314801-005-000-0003-007-000-0000
Size
9,646 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
638
Utilities
Sewer type
Public Sewer
Building Details
Year built
1965
Floors in Building
1
Roof type
Flat
Listing Agency:
Rooftop Realty Group LLC
(315) 944-2198
Listed By:
Mark Cardone · License #10491208497
(315) 456-8926
Added: Jun 12, 2024
Changed: Sep 7
Last Checked: Sep 14 at 10:06PM
MLS# S1545256
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 mixed-use commercial property combines a front cafe and restaurant area with seven offices positioned toward the rear. The food-service space is equipped for restaurant operations, while the office component provides separate rooms suitable for individual occupancy or a shared-workspace arrangement. The configuration supports multiple commercial functions within one building and allows the office area to be organized for separate rentals or co-working use.
Located at 407 Tulip Street in Liverpool, New York, the property is zoned Commercial and occupies 0.1698 acres. The building was constructed in 1965 and includes a flat roof and public sewer service. Its combination of food-service and office areas creates a flexible mixed-use layout for an owner-user or multi-occupant operation.
Located at 407 Tulip Street in Liverpool, New York, the property is zoned Commercial and occupies 0.1698 acres. The building was constructed in 1965 and includes a flat roof and public sewer service. Its combination of food-service and office areas creates a flexible mixed-use layout for an owner-user or multi-occupant operation.
Key Highlights
- Equipped cafe and restaurant area in the front portion of the property
- Seven rear offices suitable for separate occupancy or co‑working use
- 0.1698‑acre commercial property at 407 Tulip Street, Liverpool, NY 13088
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
$29,940
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
6.05%
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%
$598,800
$598.8K
Cap Rate 7%
$427,714
$427.7K
Cap Rate 9%
$332,667
$332.7K
Market Conditions
NOI Build-Up for 9,646 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
$41.7K $4.32/SF
− Vacancy
−$1.8K −$0.18/SF
EGI
$39.9K $4.14/SF
− OpEx
−$10.0K −$1.03/SF
NOI
$29.9K $3.10/SF
Area
Onondaga County, NY
Vacancy
4.20%
Lease Rate
$4.32 /SF/Yr
Expense Ratio
25.00%
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%
$598,800
Cap Rate 7%
$427,714
Cap Rate 9%
$332,667
Alternative Uses
Best Use
Office B
$1.45M
$1.27M – $1.70M
NOI $101,729 @ 7.0% cap · market cap 20.55%
Second Best
Mixed Use
$1.28M
$1.12M – $1.50M
NOI $89,798 @ 7.0% cap · market cap 18.14%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,345 @ 7.0% cap · market cap 23.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
542
Businesses Nearby
Explore this area
Business Placement
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
Check the figures for this property
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial layout combines an equipped food-service area with professional office suites.
Where is this mixed-use property located?
The property is located at 407 Tulip Street Liverpool, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Equipped cafe and restaurant area in the front portion of the property; Seven rear offices suitable for separate occupancy or co‑working use; 0.1698‑acre commercial property at 407 Tulip Street, Liverpool, NY 13088
