Listing Agency: Pavia Real Estate Services j***@paviarealestate.com Show Phone

Listed By: John N. Jweid · License #10301208997

Source: Moodyscre

Added: Jun 25, 2025 Changed: Aug 11 Last Checked: Aug 19 at 2:19PM

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Investment Insights

Based on property information with market context.

This established automotive repair business, which has been serving the local area for over 25 years, is available for sale. The turnkey, full-service opportunity includes the real estate. The 4,300 square foot building features a waiting room and office, waste oil heating system, and camera system. U-Haul rentals are available. The current owner is willing to assist with business turnover. See broker for financial details.

Key Highlights

• Turnkey, full‑service automotive business opportunity.
• Established business with 25+ years of servicing the local area.
• Current owner will assist with business turnover.

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

$26,594

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

3.55%

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%

$531,880 $531.9K

Cap Rate 7%

$379,914 $379.9K

Cap Rate 9%

$295,489 $295.5K

Market Conditions

NOI Build-Up for 4,300 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

$40.8K $9.48/SF

− Vacancy

−$2.8K −$0.64/SF

EGI

$38.0K $8.84/SF

− OpEx

−$11.4K −$2.65/SF

NOI

$26.6K $6.18/SF

Area

Herkimer County, NY

Vacancy

6.80%

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%

$531,880

Cap Rate 7%

$379,914

Cap Rate 9%

$295,489

Alternative Uses

Best Use

Retail

$1.01M

$879.5K – $1.17M (±1% cap)

NOI $70,362 @ 7.0% cap · market cap 9.38%

Second Best

Industrial

$379.9K

$332.4K – $443.2K (±1% cap)

NOI $26,594 @ 7.0% cap · market cap 3.55%

Theoretical Best

Office A

$1.28M

$1.12M – $1.49M (±1% cap)

NOI $89,592 @ 7.0% cap · market cap 11.95%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Auto shops

Suggested Use

Top Pick HVAC Service Storage Facility (Bike/Boat/Book/etc) Store Restaurant Spa & Massage Center Hair Salon

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

17

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this auto shops located? What is the asking price? Find similar properties ... What are key features of this property?

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Similar Off Market Nearby

• Creekview Automotive LLC — 12226 NY-28, Poland, NY 13431
• Azzarito's Detailing — 12226 ny-28, poland, ny 13431
• Dutcher Tire — 42 Mill St, Poland, NY 13431

Frequently Asked Questions

What type of property is this?

Auto shop - Turnkey auto repair business opportunity with real estate included.

Where is this auto shop located?

The property is located at 12226 State Route 28 Poland, NY.

What is the asking price?

The asking price for this property is $750,000.

What are key features of this property?

This property features: Turnkey, full‑service automotive business opportunity.; Established business with 25+ years of servicing the local area.; Current owner will assist with business turnover.