Commercial Land with Office and Pole
For Sale
$800,000
107 Bennett Road Camillus, Ny, NY 13031
Commercial land redevelopment site with two existing structures, including a leased office and a pole barn.
Property Size4,000 SF
Price / SF$200
Days on Market38
Property Features for 107 Bennett Road Camillus
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Land
Zoning
Commercial
Building Details
Building Size
4,000 SF
Listed By:
Christina Hotaling
(315) 598-1165
Source:
C21leahs
Added: Jul 29
Changed: Sep 3
Last Checked: Jul 14 at 3:03PM
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 Christina Hotaling
Investment Insights
Based on property information with market context.
Commercial land redevelopment opportunity featuring two existing structures: a 1,440 SF office and a 2,560 SF pole barn, both currently generating lease income. The property is approximately 2 acres and is positioned for future development while maintaining near-term occupancy from the current leases.
The site is located at the off-ramp from State Route 5 on Bennett Road & Milton Ave, minutes from Township 5. The combination of existing improvements and planned redevelopment can support flexible strategies for buyers seeking a balance of current income and future upside.
For buyers evaluating redevelopment timelines, the presence of an office and pole barn provides functional space on day one while the development plan is finalized.
The site is located at the off-ramp from State Route 5 on Bennett Road & Milton Ave, minutes from Township 5. The combination of existing improvements and planned redevelopment can support flexible strategies for buyers seeking a balance of current income and future upside.
For buyers evaluating redevelopment timelines, the presence of an office and pole barn provides functional space on day one while the development plan is finalized.
Key Highlights
- Approximately 2‑acre commercial land redevelopment site
- Two existing structures: 1,440 SF office generating lease income
- 2,560 SF pole barn generating lease income
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
$70,557
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
8.82%
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%
$1,411,140
$1.4M
Cap Rate 7%
$1,007,957
$1.0M
Cap Rate 9%
$783,967
$784.0K
Market Conditions
NOI Build-Up for 4,000 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
$87.8K $21.96/SF
− Vacancy
−$4.8K −$1.21/SF
EGI
$83.0K $20.75/SF
− OpEx
−$12.5K −$3.11/SF
NOI
$70.6K $17.64/SF
Area
New York, NY
Vacancy
5.50%
Lease Rate
$21.96 /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%
$1,411,140
Cap Rate 7%
$1,007,957
Cap Rate 9%
$783,967
Alternative Uses
Best Use
Office B
$1.79M
$1.57M – $2.09M
NOI $125,251 @ 7.0% cap · market cap 15.66%
Second Best
Warehouse
$1.01M
$882.0K – $1.18M
NOI $70,557 @ 7.0% cap · market cap 8.82%
Theoretical Best
Specialty Retail
$9.96M
$8.71M – $11.62M
NOI $696,960 @ 7.0% cap · market cap 87.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
174
Businesses Nearby
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Commercial land - Commercial land redevelopment site with two existing structures, including a leased office and a pole barn.
Where is this commercial land located?
The property is located at 107 Bennett Road Camillus Ny, NY.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Approximately 2‑acre commercial land redevelopment site; Two existing structures: 1,440 SF office generating lease income; 2,560 SF pole barn generating lease income
