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    Central Square Redevelopment Opportunity Title is generated by Realmo AI

    642 S Main St, Central Square, NY 13036

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    For Lease
    $25,000 SF/Yr $56,758,333/Mo (calc)

    COMMERCIAL - Central Square, NY

    Type:Office
    Property size:
    27,244 SF
    Lot size:
    1.67 Acres
    Added:
    May 22, 2026
    Days on Market:
    1
    Last Refresh:
    May 22 at 2:06 pm

    Property Features for 642 S Main St

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    331
    Rooms
    Basement
    Parking
    42
    Standard status
    Active
    APN
    276.10-03-24
    Size
    27,244 SF
    Lot size
    1.67 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air

    Building Details

    Year built
    1923
    Floors in Building
    2
    Building materials
    Brick
    Roof type
    Rubber, Membrane, Flat

    We can help!

    Listing Contact
    Christina Dischiave

    Listing agent Christina Dischiave License #10401345577

    Listing office Candy Costa Real Estate LLC 3226 East Avenue, Central Square, NY

    Listing date May 22, 2026

    MLS# S1683957

    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

    • Prime redevelopment opportunity in the heart of Central Square.
    • Close proximity to Interstate 81 and the new Micron factory campus.
    • Large 27,244 SF main building with potential for diverse uses (Medical, School, Apartments, Office).
    • Charming architectural details including large stained glass windows.
    • Solid brick construction with 'great bones'.
    • Includes a separate 4,000 SF four‑bay garage building in excellent condition.

    Overview

    Located at 642 S Main St in Central Square, NY, this former school district building offers redevelopment potential. Situated in the heart of the Village of Central Square, it is a short drive from the Interstate 81 highway exit and the upcoming Micron factory campus. The main school building spans 27,244 square feet across two stories, with each floor measuring 13,622 square feet. The building features large stained glass windows that provide natural light. The property, with its existing structure, is suitable for various uses, including medical offices, charter schools, daycares, apartments, and general office space. Additionally, a 4,000-square-foot four-bay garage building in excellent condition is available for lease. The property is located on a 1.67-acre lot and is zoned 331. The community welcomes new businesses to this location in Oswego County.
    Property Profile Location Intelligence

    Current Use by Public Records

    Karolyn J. Bisnett-Chandler, ... Physician Kay A. Springer, Ota Physician Patricia M. Koch, ... Physician

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Central Square
    County
    Oswego
    State
    New York
    Longitude
    -76.145412
    Latitude
    43.285104

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    FAQs

    What type of property is this?
    Office building - Former school building available for redevelopment in Central Square, NY.
    Where is this office building located?
    The property is located at 642 S Main St Central Square, NY.
    What is the lease rate?
    The lease rate is $25,000.
    What are key features of this property?
    This property features: Prime redevelopment opportunity in the heart of Central Square.; Close proximity to Interstate 81 and the new Micron factory campus.; Large 27,244 SF main building with potential for diverse uses (Medical, School, Apartments, Office).
    (315) 505-6609
    We can help!
    Listing Contact
    Christina Dischiave
    Real Estate License ID: 10401345577
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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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