Updated Mixed-Use
For Sale
$324,900
65 Main Street, Camillus, NY 13031
CommercialSale, Camillus, NY
Property Size2,088 SF
Lot Size0.02 Acres
Price / SF$155.60
Days on Market1188
Property Features for 65 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C
Zoning description
Commercial
Rooms
Basement
Parking features
Offsite
Elementary school district
West Genesee
Middle school district
West Genesee
High school district
West Genesee
Directions
Take I-690 W and NY-5 W to Camillus-Warners Rd/Newport Rd in Camillus. Take the exit toward Camillus/Warners from NY-5 W. Continue on Camillus-Warners Rd/Newport Rd. Drive to W Genesee St/Main St in Camillus. House in on the left.
Subdivision
Camillus-Village-312001
Standard status
Active
APN
312001-003-000-0003-018-000-0000
Size
2,088 SF
Lot size
0.02 Acres
Taxes and HOA fees
Tax Annual Amount
4083
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Electric (Heating), Natural Gas, Baseboard
Cooling system
Central Air
Building Details
Floors in Building
2
Number of units
2
Flooring type
Carpet, Varies, Linoleum, Vinyl, Hardwood
Building materials
Frame
Roof type
Asphalt
Listing Agency:
Arquette & Associates,REALTORS
Listed By:
James D. LeBlanc · License #40LE0925608
(315) 446-4100
Added: Jun 9, 2023
Changed: Sep 7
Last Checked: Sep 8 at 9:06AM
MLS# S1476315
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 updated mixed-use building contains 2,088 square feet and includes a second-floor apartment that provides an additional income component. The frame structure has varied flooring, central air, forced-air and baseboard heating, an asphalt roof, and a basement. Public sewer serves the property, while parking is available offsite.
Located at 65 Main Street in Camillus, the property is also identified as 65 W Genesee St in some government publications because of the split street name. The site carries C zoning and is positioned on Main Street within the 13031 postal area.
Located at 65 Main Street in Camillus, the property is also identified as 65 W Genesee St in some government publications because of the split street name. The site carries C zoning and is positioned on Main Street within the 13031 postal area.
Key Highlights
- 2,088‑square‑foot mixed‑use building
- Second‑floor apartment adds an income component
- C zoning on Main Street
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
$25,204
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
7.76%
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%
$504,080
$504.1K
Cap Rate 7%
$360,057
$360.1K
Cap Rate 9%
$280,044
$280.0K
Market Conditions
NOI Build-Up for 2,088 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
$37.6K $18.00/SF
− Vacancy
−$1.6K −$0.76/SF
EGI
$36.0K $17.24/SF
− OpEx
−$10.8K −$5.17/SF
NOI
$25.2K $12.07/SF
Area
Onondaga County, NY
Vacancy
4.20%
Lease Rate
$18.00 /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%
$504,080
Cap Rate 7%
$360,057
Cap Rate 9%
$280,044
Alternative Uses
Best Use
Retail
$360.1K
$315.1K – $420.1K
NOI $25,204 @ 7.0% cap · market cap 7.76%
Second Best
Mixed Use
$277.7K
$243.0K – $324.0K
NOI $19,438 @ 7.0% cap · market cap 5.98%
Theoretical Best
Office A
$362.9K
$317.5K – $423.4K
NOI $25,401 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Sunoco
Shops & Services
7,782 visits/mo
0.2 miles
Demographics for 13031, NY
16,335
Population
7,414
Households
2.2
Avg Household Size
44
Median Age
45%
College-Educated
96%
High-School Grad
24.3 sq mi
ZIP Area
672
Density / Sq Mi
$92,687
Median Household Income
$56,024
Median Earnings
$1,281
Median Rent
$207,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Updated commercial building with a second-floor apartment and C zoning on Main Street.
Where is this mixed-use property located?
The property is located at 65 Main Street Camillus, NY.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: 2,088‑square‑foot mixed‑use building; Second‑floor apartment adds an income component; C zoning on Main Street
