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    Versatile Commercial Property Near Cortland Title is generated by Realmo AI

    1134 State Route 13, Cortland, NY 13045

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    Claim this Listing
    For Sale
    $425,000

    SINGLE_FAMILY - Cortland, NY

    Type:Office
    Property size:
    4,540 SF
    Lot size:
    0.65 Acres
    Price / SF:
    $93/SF
    Added:
    Dec 22, 2025
    Days on Market:
    143
    Last Refresh:
    May 14 at 6:06 am

    Property Features for 1134 State Route 13

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    05
    Parking
    20
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    112289-096-009-0003-004-000-0000
    Size
    4,540 SF
    Lot size
    0.65 Acres

    Taxes and HOA fees

    Tax Annual Amount
    9761

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Natural Gas, Radiant, Zoned, Forced Air
    Cooling system
    Zoned, Central Air
    Water source
    Well

    Building Details

    Year built
    1987
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Concrete, Linoleum, Carpet, Vinyl
    Building materials
    WoodSiding
    Roof type
    Metal

    We can help!

    Listing Contact
    Timothy Alger

    Listing agent Timothy Alger License #30AL0927181

    Listing office Yaman Real Estate 185 Clinton Ave., Cortland, NY

    Listing date Dec 22, 2025

    MLS# S1655578

    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.

    HighLights

    • Versatile commercial property, currently a vehicle repair shop.
    • High 14ft ceilings and post‑frame construction allow for easy customization.
    • Includes large overhead doors, vehicle lift, full cameras/security system, and upgraded electrical with T‑8 LED lighting.
    • Well‑maintained building with 12" thick concrete, fully insulated, and separate heating in repair bays.
    • Water/sewer available in addition to existing well and septic system.
    • Existing tenant willing to stay, providing immediate rental income.

    Overview

    This well-maintained commercial property, constructed in 1987, is located on the outskirts of the City of Cortland. The post-frame style construction allows for easy modification of the 14-foot high interior ceilings to suit various needs. Currently, the building is used as a sales and repair shop for customizing vehicles, with the remaining space serving as office space. The property is registered as a vehicle repair shop. Features include 12-inch thick concrete, full insulation, large overhead doors, a vehicle lift, and a full camera/security system. It also offers ample storage, separate heating in the repair bays, a full kitchen, a bathroom, and a large showroom area. Upgraded electrical with T-8 LED lighting contributes to low utilities. There is plenty of parking available in both the front and back of the building. The owner currently uses the office space. The existing tenant is willing to stay on if desired. The property includes well and septic systems, with the option to connect to available water and sewer services, although the existing well and septic systems benefit the repair shop designation. The property size is 4540 square feet and sits on a lot of 0.6533 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Auto shops

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Dovi Motors, Inc. Service — 263 Tompkins St, Cortland, NY 13045
    • Gary's Auto — 1301 Starr Rd, Cortland, NY 13045
    • Mr. Tire Auto Service Centers — 1013 NY-13, Cortland, NY 13045
    • Garys Automotive Inc. — 1301 Starr Rd, Cortland, NY 13045
    • CNY Towing & Recovery

    Location Insight

    • Map
    • Local Demand
    City
    Cortland
    County
    Cortland
    State
    New York
    Longitude
    -76.200192
    Latitude
    42.584373

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    FAQs

    What type of property is this?
    Auto shop - Well-maintained commercial building with high ceilings and versatile space.
    Where is this auto shop located?
    The property is located at 1134 State Route 13 Cortland, NY.
    What is the asking price?
    The asking price for this property is $425,000.
    What are key features of this property?
    This property features: Versatile commercial property, currently a vehicle repair shop.; High 14ft ceilings and post‑frame construction allow for easy customization.; Includes **large overhead doors, vehicle lift, full cameras/security system, and upgraded electrical with T‑8 LED lighting.**
    (607) 423-6174
    We can help!
    Listing Contact
    Timothy Alger
    Real Estate License ID: 30AL0927181
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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