Unbranded Gas Station With
For Sale
$936,500
6114 Route 22, Plattsburgh, NY 12901
COMMERCIAL - Plattsburgh, NY
Property Size10,508 SF
Lot Size2.70 Acres
Price / SF$89.12
Days on Market766
Property Features for 6114 Route 22
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking features
Parking Lot
Security features
Security
Appliances
Walk-In Cooler(s)
Standard status
Active
APN
193.-2-7
Size
10,508 SF
Lot size
2.70 Acres
Taxes and HOA fees
Tax Annual Amount
20213
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Water source
Well
Building Details
Year built
1981
Number of units
2
Building materials
2x6 Walls
Roof type
Metal
Listing Agency:
Century 21 The One · Century 21 Real Estate
(518) 563-7350
Listed By:
Scott Thurber
(518) 524-4275
Added: Jul 8, 2024
Changed: Aug 4
Last Checked: Aug 12 at 9:06AM
MLS# 202338
Copyright © 2026 Adirondack Champlain Valley 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 gas station property includes a 10,508-square-foot commercial building with fuel service and several operating retail components, including a deli, convenience store, hardware store, and furniture store. The station is unbranded, allowing a future operator to select its fuel brand. Underground gas tanks recently passed inspection. Separate areas within the building have individual electrical panels, offices, and bathrooms, supporting continued multi-use operation or suite separation. A walk-in cooler is also included.
The property encompasses 2.7 acres at 6114 Route 22 in Plattsburgh, with a large parking lot and a 5,400-square-foot rear warehouse. The warehouse is identified as suitable for conversion to storage units. Additional site infrastructure includes a metal roof, electric heat, well water, and septic service. The building was constructed in 1981.
The property encompasses 2.7 acres at 6114 Route 22 in Plattsburgh, with a large parking lot and a 5,400-square-foot rear warehouse. The warehouse is identified as suitable for conversion to storage units. Additional site infrastructure includes a metal roof, electric heat, well water, and septic service. The building was constructed in 1981.
Key Highlights
- 10,508‑square‑foot commercial building on 2.7 acres
- Unbranded gas station with tanks that recently passed inspection
- Operating deli, convenience, hardware, and furniture retail components
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
$78,746
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
8.41%
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%
$1,574,920
$1.6M
Cap Rate 7%
$1,124,943
$1.1M
Cap Rate 9%
$874,956
$875.0K
Market Conditions
NOI Build-Up for 10,508 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
$99.6K $9.48/SF
− Vacancy
−$7.0K −$0.66/SF
EGI
$92.6K $8.82/SF
− OpEx
−$13.9K −$1.32/SF
NOI
$78.7K $7.49/SF
Area
Clinton County, NY
Vacancy
7.00%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$1,574,920
Cap Rate 7%
$1,124,943
Cap Rate 9%
$874,956
Alternative Uses
Best Use
Specialty Retail
$1.94M
$1.70M – $2.27M
NOI $135,900 @ 7.0% cap · market cap 14.51%
Second Best
Retail
$1.84M
$1.61M – $2.15M
NOI $128,958 @ 7.0% cap · market cap 13.77%
Theoretical Best
Office A
$2.90M
$2.53M – $3.38M
NOI $202,762 @ 7.0% cap · market cap 21.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Gas station - Operating commercial property with fuel service, multiple retail uses, and flexible interior separation potential.
Where is this gas station located?
The property is located at 6114 Route 22 Plattsburgh, NY.
What is the asking price?
The asking price for this property is $936,500.
What are key features of this property?
This property features: 10,508‑square‑foot commercial building on 2.7 acres; Unbranded gas station with tanks that recently passed inspection; Operating deli, convenience, hardware, and furniture retail components
