Commercial Land with
For Sale
$149,900
11780 State Route 26, Ava, NY 13303
Improved commercial acreage with road frontage, existing structures, utilities, parking, and a spring-fed pond.
Property Size1,216 SF
Price / SF$123.27
Days on Market135
Property Features for 11780 State Route 26
General Information
Standard status
Active
Size
1,216 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$1,521
Amenities
None, A/C - Other
Other, None
Metal
C
Waterfront.
30 Parking Spaces. Driveway, On Site.
Irregular
589X952
Pond
Pond. Irregular.
Building Details
Year Built
2006
Listing Agency:
North Star Real Estate & Property Management
(315) 794-5656
Listed By:
Zachary Ludemann Perini
(315) 794-5656
Source:
Xome
Added: Apr 19
Changed: Aug 31
Last Checked: Aug 31 at 2:58AM
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 North Star Real Estate & Property Management
Investment Insights
Based on property information with market context.
This 12.52-acre commercial land offering at 11780 State Route 26 in Ava, NY, includes several existing improvements. The property has a covered entrance with office space, a 24’ x 32’ pole barn with attic storage, and a 126’ x 16’ former retail structure that is partially enclosed. The site also provides 30 parking spaces, a drilled well, and power from Boonville Municipal Power. Construction dates to 2006.
Approximately 580 feet of frontage along New York State Route 26 is paired with reported daily traffic exceeding 2,600 vehicles. The property includes a spring-fed pond more than 15 feet deep, rolling fields, and light woods. Rome is approximately 25 minutes away, Utica is 41 minutes away, and Syracuse is about 1 hour 20 minutes away. Existing improvements and substantial acreage provide a commercial site with multiple physical components already in place.
Approximately 580 feet of frontage along New York State Route 26 is paired with reported daily traffic exceeding 2,600 vehicles. The property includes a spring-fed pond more than 15 feet deep, rolling fields, and light woods. Rome is approximately 25 minutes away, Utica is 41 minutes away, and Syracuse is about 1 hour 20 minutes away. Existing improvements and substantial acreage provide a commercial site with multiple physical components already in place.
Key Highlights
- 12.52 acres of commercial land in Ava, NY
- Approximately 580 feet of frontage on New York State Route 26
- Daily traffic counts exceeding 2,600 vehicles
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
$12,232
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
8.16%
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%
$244,640
$244.6K
Cap Rate 7%
$174,743
$174.7K
Cap Rate 9%
$135,911
$135.9K
Market Conditions
NOI Build-Up for 1,216 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
$18.2K $15.00/SF
− Vacancy
−$766 −$0.63/SF
EGI
$17.5K $14.37/SF
− OpEx
−$5.2K −$4.31/SF
NOI
$12.2K $10.06/SF
Area
Oneida 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%
$244,640
Cap Rate 7%
$174,743
Cap Rate 9%
$135,911
Alternative Uses
Best Use
Retail
$174.7K
$152.9K – $203.9K
NOI $12,232 @ 7.0% cap · market cap 8.16%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$320.4K
$280.4K – $373.9K
NOI $22,431 @ 7.0% cap · market cap 14.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 13303, NY
1,140
Population
642
Households
1.8
Avg Household Size
44
Median Age
24%
College-Educated
95%
High-School Grad
34.5 sq mi
ZIP Area
33
Density / Sq Mi
$86,012
Median Household Income
$42,581
Median Earnings
$797
Median Rent
$151,600
Median Home Value
Market
Vacancy Rate% for Retail 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?
Commercial land - Improved commercial acreage with road frontage, existing structures, utilities, parking, and a spring-fed pond.
Where is this commercial land located?
The property is located at 11780 State Route 26 Ava, NY.
What is the asking price?
The asking price for this property is $149,900.
What are key features of this property?
This property features: 12.52 acres of commercial land in Ava, NY; Approximately 580 feet of frontage on New York State Route 26; Daily traffic counts exceeding 2,600 vehicles
