Two-Bay Car Wash
For Sale
Under Contract
$695,000
9809 River Road, Marcy, NY 13403
CommercialSale, Marcy, NY
Property Size4,860 SF
Lot Size2.68 Acres
Price / SF$143
Days on Market1251
Property Features for 9809 River Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com1/Res1
Zoning description
Commercial
Parking
20
Parking features
Paved or Surfaced
Lot features
Rectangular, Rectangular Lot
Elementary school district
Whitesboro
Middle school district
Whitesboro
High school district
Whitesboro
Directions
From Mohawk St. or Cavanaugh Rd in Marcy, take River Road East.
Subdivision
Marcy-304400
Standard status
Active Under Contract
APN
306.007-1-42.2; 306.007-1-42.1
Size
4,860 SF
Lot size
2.68 Acres
Taxes and HOA fees
Tax Annual Amount
8349
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Central, Natural Gas, Forced Air
Water source
Public
Amenities
radiant heat
car lifts
vacuums
storage shed
Building Details
Year built
2005
Floors in Building
1
Number of units
3
Flooring type
Concrete
Building materials
Block, Frame, WoodSiding
Roof type
Metal, Asphalt
Listing Agency:
Berkshire Hathaway Home Services CNY · Berkshire Hathaway HomeServices
(315) 733-0463
Listed By:
Matthew G. Pryputniewicz · License #40PR0919917
(315) 794-3305
Added: Apr 14, 2023
Changed: Sep 12
Last Checked: Sep 15 at 2:06AM
MLS# S1464567
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.
Investment Insights
Based on property information with market context.
This car wash complex includes two manual wash bays totaling 1,440 square feet, with space for an additional bay. The wash structure has a concrete floor with radiant heat, along with vacuum equipment and trash collection. A 1,500-square-foot office building or apartment with a garage was renovated in 2018, while a separate 30-by-60-foot building constructed in 2003 contains two car lifts. A 10-by-12-foot storage shed provides additional utility space.
The property comprises two tax parcels totaling 2.68 acres, with 243 feet of road frontage on River Road and a 60-foot right-of-way extending toward the rear parcel. Parking areas and driveways are paved throughout. The site is zoned Com1/Res1 and served by public water and public sewer. Building construction includes block, frame, and wood siding, with metal and asphalt roofing and natural gas heating systems.
The property comprises two tax parcels totaling 2.68 acres, with 243 feet of road frontage on River Road and a 60-foot right-of-way extending toward the rear parcel. Parking areas and driveways are paved throughout. The site is zoned Com1/Res1 and served by public water and public sewer. Building construction includes block, frame, and wood siding, with metal and asphalt roofing and natural gas heating systems.
Key Highlights
- Two manual car wash bays totaling 1,440 square feet with room for an additional bay
- Two tax parcels totaling 2.68 acres
- 243 feet of road frontage on River Road, including a 60‑foot R.O.W.
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
$55,978
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
8.05%
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%
$1,119,560
$1.1M
Cap Rate 7%
$799,686
$799.7K
Cap Rate 9%
$621,978
$622.0K
Market Conditions
NOI Build-Up for 4,860 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
$78.7K $16.20/SF
− Vacancy
−$4.1K −$0.84/SF
EGI
$74.6K $15.36/SF
− OpEx
−$18.7K −$3.84/SF
NOI
$56.0K $11.52/SF
Area
Oneida County, NY
Vacancy
5.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
25.00%
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%
$1,119,560
Cap Rate 7%
$799,686
Cap Rate 9%
$621,978
Alternative Uses
Best Use
Specialty Retail
$799.7K
$699.7K – $933.0K
NOI $55,978 @ 7.0% cap · market cap 8.05%
Second Best
Retail
$698.4K
$611.1K – $814.8K
NOI $48,887 @ 7.0% cap · market cap 7.03%
Theoretical Best
Office A
$1.28M
$1.12M – $1.49M
NOI $89,650 @ 7.0% cap · market cap 12.90%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Service bays
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
118
Businesses Nearby
291
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Autopart International
Shops & Services
291 visits/mo
0.3 miles
Demographics for 13403, NY
6,844
Population
2,082
Households
3.3
Avg Household Size
40
Median Age
19%
College-Educated
79%
High-School Grad
27.8 sq mi
ZIP Area
246
Density / Sq Mi
$100,060
Median Household Income
$55,885
Median Earnings
$1,209
Median Rent
$207,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Car wash - Paved commercial site includes vacuum stations, support buildings, and additional automotive service improvements.
Where is this car wash located?
The property is located at 9809 River Road Marcy, NY.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Two manual car wash bays totaling 1,440 square feet with room for an additional bay; Two tax parcels totaling 2.68 acres; 243 feet of road frontage on River Road, including a 60‑foot R.O.W.
