Gas Station With Rear
For Sale
$899,900
6114 Route 22, Plattsburgh, NY 12901
Commercial Sale, Plattsburgh, NY
Property Size10,508 SF
Lot Size2.70 Acres
Price / SF$85.64
Days on Market812
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
Amenities
parking lot
office
bathroom
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: Sep 22
Last Checked: Sep 27 at 5:06PM
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 front commercial building with several operating uses, including fuel sales, a deli, convenience retail, hardware, and furniture-related space. Each area has its own electrical panel, office, and bathroom, supporting continued use in separate suites. A walk-in cooler is included, and the fuel tanks recently passed inspection. The station is unbranded, allowing an operator to select its fuel supplier.
The 2.7-acre site includes a large parking lot and a 5,400-square-foot rear warehouse that may accommodate storage-unit conversion. The property is served by a well and septic tank, with electric heat and a metal roof. Built in 1981, it is located at 6114 Route 22 in Plattsburgh, NY.
The 2.7-acre site includes a large parking lot and a 5,400-square-foot rear warehouse that may accommodate storage-unit conversion. The property is served by a well and septic tank, with electric heat and a metal roof. Built in 1981, it is located at 6114 Route 22 in Plattsburgh, NY.
Key Highlights
- Unbranded gas station with recently inspected fuel tanks
- 2.7‑acre site with a large parking lot
- 5,400‑square‑foot rear warehouse with storage‑unit conversion potential
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
8.75%
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 15.10%
Second Best
Retail
$1.84M
$1.61M – $2.15M
NOI $128,958 @ 7.0% cap · market cap 14.33%
Theoretical Best
Office A
$2.90M
$2.53M – $3.38M
NOI $202,762 @ 7.0% cap · market cap 22.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
72
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Gas station - Unbranded fuel facility with multiple commercial spaces, a separate storage building, and on-site parking.
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 $899,900.
What are key features of this property?
This property features: Unbranded gas station with recently inspected fuel tanks; 2.7‑acre site with a large parking lot; 5,400‑square‑foot rear warehouse with storage‑unit conversion potential
