Auto Shop with Office
For Sale
$175,900
10454 State Route 22, Granville, NY 12832
Commercial Sale, Granville, NY
Property Size1,800 SF
Lot Size0.43 Acres
Price / SF$97.72
Days on Market351
Property Features for 10454 State Route 22
General Information
Property type
Commercial Sale
Property subtype
Other
Property condition
Under Construction
Zoning
Commercial
Parking
30
Parking features
Parking Lot
Security features
Security System
Appliances
Oil Water Heater
Elementary school district
Granville Central School
Middle school district
Granville Central School
High school district
Granville Central School
Directions
Located right off state route 22 at the center of the Y where upper turnpike meets State route 22.
Standard status
Active
APN
533289 97.-2-5.1
Size
1,800 SF
Lot size
0.43 Acres
Taxes and HOA fees
Tax Annual Amount
3625
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Oil
Cooling system
Wall Unit(s), ENERGY STAR Qualified Equipment
Water source
Well
Amenities
paved driveway
advertisement sign
Building Details
Year built
2015
Floors in Building
1
Flooring type
Concrete
Building materials
Metal Siding
Roof type
Metal
Listing Agency:
Weichert Realtors-Reliable Properties
(518) 312-4800
Listed By:
Cole Cioffi
(518) 441-7258
Added: Sep 5, 2025
Changed: Aug 19
Last Checked: Aug 21 at 10:06PM
MLS# 205699
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 auto shop offers a spacious large garage with office space built inside. The property sits on a 0.43-acre lot and totals 1,800 square feet. Built in 2015, the shop is listed in under construction condition, with metal siding and a metal roof. Concrete flooring supports the garage area.
The building is located on State Route 22 and includes an advertisement sign on the building facing Route 22. Parking is provided via a parking lot.
For utilities and building systems, the property has a well water source and a septic tank sewer system. Heating is provided by oil, and cooling includes ENERGY STAR qualified equipment and wall unit(s). An oil water heater is listed. Cable is available.
Zoning is Commercial.
The building is located on State Route 22 and includes an advertisement sign on the building facing Route 22. Parking is provided via a parking lot.
For utilities and building systems, the property has a well water source and a septic tank sewer system. Heating is provided by oil, and cooling includes ENERGY STAR qualified equipment and wall unit(s). An oil water heater is listed. Cable is available.
Zoning is Commercial.
Key Highlights
- 1,800 SF auto shop with built‑in office space
- 0.43‑acre lot off State Route 22
- Built in 2015, metal siding and metal roof
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
$11,133
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
6.33%
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%
$222,660
$222.7K
Cap Rate 7%
$159,043
$159.0K
Cap Rate 9%
$123,700
$123.7K
Market Conditions
NOI Build-Up for 1,800 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
$17.1K $9.48/SF
− Vacancy
−$1.2K −$0.64/SF
EGI
$15.9K $8.84/SF
− OpEx
−$4.8K −$2.65/SF
NOI
$11.1K $6.18/SF
Area
Washington County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$222,660
Cap Rate 7%
$159,043
Cap Rate 9%
$123,700
Alternative Uses
Best Use
Retail
$320.7K
$280.7K – $374.2K
NOI $22,452 @ 7.0% cap · market cap 12.76%
Second Best
Industrial
$159.0K
$139.2K – $185.6K
NOI $11,133 @ 7.0% cap · market cap 6.33%
Theoretical Best
Office A
$446.6K
$390.8K – $521.0K
NOI $31,260 @ 7.0% cap · market cap 17.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12832, NY
6,559
Population
3,136
Households
2.1
Avg Household Size
47
Median Age
19%
College-Educated
89%
High-School Grad
79.0 sq mi
ZIP Area
83
Density / Sq Mi
$66,415
Median Household Income
$39,343
Median Earnings
$705
Median Rent
$155,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- TNT Auto Body — 2678 Co Rd 17, Granville, NY 12832
Frequently Asked Questions
What type of property is this?
Auto shop - Auto shop on State Route 22 with built-in office space, concrete floors, oil heat, and on-site parking lot.
Where is this auto shop located?
The property is located at 10454 State Route 22 Granville, NY.
What is the asking price?
The asking price for this property is $175,900.
What are key features of this property?
This property features: 1,800 SF auto shop with built‑in office space; 0.43‑acre lot off State Route 22; Built in 2015, metal siding and metal roof
