Mixed-Use Building with
For Sale
$379,000
100 Garfield Ave, Endicott, NY 13760
Central Business District property combines commercial space, residential units, and public utilities.
Property Size1,280 SF
Days on Market168
Property Features for 100 Garfield Ave
General Information
Standard status
Active
Size
1,280 SF
Class
C
Property subtype
Multi Tenant Office
Zoning
Central Business District
Additional Details
Opportunity Zone
Yes
Utilities to Site
Yes
Building Details
Building Size
1,280 SF
Year Built
1983
Tenancy
Multi
Listing Agency:
Warren Real estate
(439) 439-0439
Listed By:
Scott Warren
(439) 439-0439
Source:
Thebrokerlist
Added: Mar 16
Changed: Aug 30
Last Checked: Aug 30 at 11:56AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Warren Real estate
Investment Insights
Based on property information with market context.
This mixed-use building contains three street-level commercial spaces alongside four one-bedroom apartments. Constructed in 1983, the property is served by public utilities and is located within the Central Business District zoning district. The combination of storefront and apartment components creates separate commercial and residential income areas within one building.
The property is at 100 Garfield Ave in Endicott, near the Huron Campus, BAE Systems, and Price Chopper Plaza. It is also identified as being within an Opportunity Zone and HUBZone, with an 85 Walk Score and access to public transportation. Shops, services, and major employers are located in the surrounding commercial district.
The property is at 100 Garfield Ave in Endicott, near the Huron Campus, BAE Systems, and Price Chopper Plaza. It is also identified as being within an Opportunity Zone and HUBZone, with an 85 Walk Score and access to public transportation. Shops, services, and major employers are located in the surrounding commercial district.
Key Highlights
- 3 street‑level commercial spaces and 4 one‑bedroom apartments
- Central Business District zoning with public utilities
- Constructed in 1983
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
$12,876
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
3.40%
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%
$257,520
$257.5K
Cap Rate 7%
$183,943
$183.9K
Cap Rate 9%
$143,067
$143.1K
Market Conditions
NOI Build-Up for 1,280 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
$19.2K $15.00/SF
− Vacancy
−$806 −$0.63/SF
EGI
$18.4K $14.37/SF
− OpEx
−$5.5K −$4.31/SF
NOI
$12.9K $10.06/SF
Area
Broome County, NY
Vacancy
4.20%
Lease Rate
$15.00 /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%
$257,520
Cap Rate 7%
$183,943
Cap Rate 9%
$143,067
Alternative Uses
Best Use
Retail
$183.9K
$161.0K – $214.6K
NOI $12,876 @ 7.0% cap · market cap 3.40%
Second Best
Mixed Use
$176.7K
$154.6K – $206.2K
NOI $12,370 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$317.6K
$277.9K – $370.5K
NOI $22,229 @ 7.0% cap · market cap 5.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,022
Businesses Nearby
Explore this area
Business Placement
Demographics for 13760, NY
44,153
Population
20,988
Households
2.1
Avg Household Size
44
Median Age
34%
College-Educated
93%
High-School Grad
49.3 sq mi
ZIP Area
896
Density / Sq Mi
$63,242
Median Household Income
$41,939
Median Earnings
$883
Median Rent
$150,700
Median Home Value
Market
Vacancy Rate% for Multifamily 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 - Central Business District property combines commercial space, residential units, and public utilities.
Where is this mixed-use property located?
The property is located at 100 Garfield Ave Endicott, NY.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: 3 street‑level commercial spaces and 4 one‑bedroom apartments; Central Business District zoning with public utilities; Constructed in 1983
