Automotive Service and Sales
For Sale
$199,900
120 Orvis St, Massena, NY 13662
Used car sales property with two lift-equipped operational bays, office space, restroom, and paved parking lot.
Property Size2,426 SF
Price / SF$82.40
Days on Market596
Property Features for 120 Orvis St
General Information
Standard status
Active
Size
2,426 SF
Property subtype
General Commercial
Additional Details
Business Included
Yes
Service Bays
2
Taxes and HOA fees
Annual Taxes
$2,981
Amenities
3
Commercial
Corner Lot.
Heated Garage.
95 x 117
Outdoor Lights. Corner.
Building Details
Year Built
1970
Stories
1
Listing Agency:
Yelle Realty, LLC
(315) 250-8472
Listed By:
Cheryl J. Yelle
(315) 250-8472
Source:
Xome
Added: Dec 23, 2024
Changed: Aug 8
Last Checked: Aug 11 at 5:35AM
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 Yelle Realty, LLC
Investment Insights
Based on property information with market context.
This property operates as an established used car sales business and includes two operational bays equipped with lifts, including a drive-on lift and a two-post lift. There is a good-size office area with electric heat, along with a restroom area that also has electric heat. The garage area has new natural gas heaters, and a gas heater is noted for a potential wash bay. One bay is described as cold storage.
The exterior is vinyl sided and the site includes a large paved parking lot. The listing notes the possibility to add up to two additional bays, including a suggested option for car detailing income. Electric and gas heating components are in place to support day-to-day operations.
If additional land is needed, the listing states there is potential to purchase connecting properties. Those include a duplex with responsible, long-term renters, two single-family homes, and a vacant lot.
The exterior is vinyl sided and the site includes a large paved parking lot. The listing notes the possibility to add up to two additional bays, including a suggested option for car detailing income. Electric and gas heating components are in place to support day-to-day operations.
If additional land is needed, the listing states there is potential to purchase connecting properties. Those include a duplex with responsible, long-term renters, two single-family homes, and a vacant lot.
Key Highlights
- Commercial corner lot with used car sales setup, including large paved parking lot
- Two operational bays with lifts: one drive‑on lift and one two‑post lift; potential for 2 additional bays
- Office space plus restroom; electric heat in office/restroom area
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
$14,972
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
7.49%
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%
$299,440
$299.4K
Cap Rate 7%
$213,886
$213.9K
Cap Rate 9%
$166,356
$166.4K
Market Conditions
NOI Build-Up for 2,426 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
$23.0K $9.48/SF
− Vacancy
−$1.6K −$0.66/SF
EGI
$21.4K $8.82/SF
− OpEx
−$6.4K −$2.64/SF
NOI
$15.0K $6.17/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
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%
$299,440
Cap Rate 7%
$213,886
Cap Rate 9%
$166,356
Alternative Uses
Best Use
Specialty Retail
$537.9K
$470.6K – $627.5K
NOI $37,651 @ 7.0% cap · market cap 18.83%
Second Best
Retail
$440.7K
$385.6K – $514.1K
NOI $30,846 @ 7.0% cap · market cap 15.43%
Theoretical Best
Office A
$601.9K
$526.6K – $702.2K
NOI $42,131 @ 7.0% cap · market cap 21.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Service bays
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
530
Businesses Nearby
38k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 55%
Dining 35%
Hotels & Casinos 6%
Electronics 4%
Tim Hortons
Dining
13,505 visits/mo
0.4 miles
Dollar General
Shops & Services
5,466 visits/mo
0.5 miles
Sunoco
Shops & Services
3,493 visits/mo
0.3 miles
NBT Bank
Shops & Services
3,338 visits/mo
0.5 miles
KeyBank
Shops & Services
3,202 visits/mo
0.3 miles
Demographics for 13662, NY
15,814
Population
7,785
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
89.2 sq mi
ZIP Area
177
Density / Sq Mi
$56,987
Median Household Income
$38,535
Median Earnings
$712
Median Rent
$118,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
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- Green's Auto Repair — 23 E Orvis St, Massena, NY 13662
Frequently Asked Questions
What type of property is this?
Auto shop - Used car sales property with two lift-equipped operational bays, office space, restroom, and paved parking lot.
Where is this auto shop located?
The property is located at 120 Orvis St Massena, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Commercial corner lot with used car sales setup, including large paved parking lot; Two operational bays with lifts: one drive‑on lift and one two‑post lift; potential for 2 additional bays; Office space plus restroom; electric heat in office/restroom area
