Mixed-Use Property with Garage
New
For Sale
$589,000
110-114 State Route 28N, North Creek, NY 12853
Commercial Sale, North Creek, NY
Property Size2,072 SF
Lot Size1.37 Acres
Price / SF$284.27
Days on Market3
Property Features for 110-114 State Route 28N
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Parking
20
Parking features
Off Street
Patio and Porch features
Deck
Interior features
High Speed Internet, Paddle Fan, Solid Surface Counters
Exterior features
Garden
Fireplace
1
Basement
Exterior Entry, Partial, Interior Entry
Lot features
Sloped, Road Frontage, Level, Garden
Elementary school
Johnsburg Central
High school
Johnsburg Central
Elementary school district
Johnsburg
Middle school district
Johnsburg
High school district
Johnsburg
Directions
From North Creek take 28N across the bridge over the Hudson River. Property will be on your right. Use 110NY28N in maps on your phone, Warren County has 110-114 NY28N
Standard status
Active
APN
522400 66.10-3-1.1
Size
2,072 SF
Lot size
1.37 Acres
Taxes and HOA fees
Tax Annual Amount
3209
Utilities
Sewer type
Septic Tank
Heating system
Fireplace Insert, Fireplace(s), Steam, Hot Water(Heating)
Cooling system
Window Unit(s)
Water source
Well
Building Details
Year built
1900
Flooring type
Tile, Carpet, Vinyl, Wood
Building materials
Shingle Siding
Roof type
Shingle
Listing Agency:
Gallo Realty ADK Inc
(518) 494-4600
Listed By:
Saraha Millington · License #10401341830
(518) 812-4053
Added: Sep 30
Changed: Oct 2
Last Checked: Oct 2 at 8:06PM
MLS# 202627244
Copyright © 2026 Global MLS, Inc. 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.
Built in 1900, the 2,072-square-foot residence contains three bedrooms and two bathrooms on 1.37 acres. A detached one-car garage includes an office and two commercial-size bays; the garage area has its own electric meter. A whole-house generator was installed in 2021, and a new furnace was added in 2025. The yard is partially fenced, and the property also has a deck and garden.
The property is at 110-114 State Route 28N in North Creek. Downtown shops, restaurants, and local amenities are within a short walk across the bridge. Tannery Pond is also nearby, while Gore Mountain and the Ski Bowl are a short drive away.
The property is at 110-114 State Route 28N in North Creek. Downtown shops, restaurants, and local amenities are within a short walk across the bridge. Tannery Pond is also nearby, while Gore Mountain and the Ski Bowl are a short drive away.
Key Highlights
- 2,072‑square‑foot residence with 3 bedrooms and 2 bathrooms
- 1.37‑acre property
- Detached one‑car garage with an office and two commercial‑size bays
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
$25,734
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
4.37%
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%
$514,680
$514.7K
Cap Rate 7%
$367,629
$367.6K
Cap Rate 9%
$285,933
$285.9K
Market Conditions
NOI Build-Up for 2,072 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
$44.8K $21.60/SF
− Vacancy
−$3.6K −$1.73/SF
EGI
$41.2K $19.87/SF
− OpEx
−$15.4K −$7.45/SF
NOI
$25.7K $12.42/SF
Area
Warren County, NY
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$514,680
Cap Rate 7%
$367,629
Cap Rate 9%
$285,933
Alternative Uses
Best Use
Mixed Use
$367.6K
$321.7K – $428.9K
NOI $25,734 @ 7.0% cap · market cap 4.37%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$620.2K
$542.7K – $723.6K
NOI $43,413 @ 7.0% cap · market cap 7.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
Explore this area
Business Placement
Demographics for 12853, NY
1,489
Population
1,070
Households
1.4
Avg Household Size
54
Median Age
22%
College-Educated
88%
High-School Grad
79.9 sq mi
ZIP Area
19
Density / Sq Mi
$58,850
Median Household Income
$32,264
Median Earnings
$938
Median Rent
$199,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A detached garage adds an office and two commercial-size bays to the residence.
Where is this mixed-use property located?
The property is located at 110-114 State Route 28N North Creek, NY.
What is the asking price?
The asking price for this property is $589,000.
What are key features of this property?
This property features: 2,072‑square‑foot residence with 3 bedrooms and 2 bathrooms; 1.37‑acre property; Detached one‑car garage with an office and two commercial‑size bays
