Mixed-Use Property With Established
For Sale
$350,000
265 PEARL ST, Albany, NY 12202
Mixed-use property featuring a coffee shop and residential apartment.
Property Size2,320 SF
Price / SF$150.86
Days on Market1007
Property Features for 265 PEARL ST
General Information
Standard status
Active
Size
2,320 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$3,433
Amenities
3
Parking.
On Street.
Building Details
Year Built
1910
Listing Agency:
(518) 464-0870
Listed By:
Berkshire Hathaway Home Services Blake
(518) 858-4719
Source:
Xome
Added: Dec 1, 2023
Changed: Sep 2
Last Checked: Sep 2 at 4:31PM
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 Berkshire Hathaway Home Services Blake
Investment Insights
Based on property information with market context.
This mixed-use property offers 2,320 square feet of space. The building includes a coffee and luncheonette shop on the first floor, which has been in operation for 38 years. The sale includes all furniture, fixtures, and equipment (FFE) associated with the first-floor business. The second floor features a two-bedroom apartment.
Key Highlights
- Mixed‑use property with established business and residential unit.
- Includes a 38‑year‑old operating coffee and luncheonette shop.
- All Furniture, Fixtures, and Equipment (FFE) for the business are included**.
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
$32,144
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
9.18%
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%
$642,880
$642.9K
Cap Rate 7%
$459,200
$459.2K
Cap Rate 9%
$357,156
$357.2K
Market Conditions
NOI Build-Up for 2,320 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
$45.9K $19.80/SF
− Vacancy
−$3.1K −$1.33/SF
EGI
$42.9K $18.47/SF
− OpEx
−$10.7K −$4.62/SF
NOI
$32.1K $13.86/SF
Area
Albany, NY
Vacancy
6.70%
Lease Rate
$19.80 /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%
$642,880
Cap Rate 7%
$459,200
Cap Rate 9%
$357,156
Alternative Uses
Best Use
Specialty Retail
$459.2K
$401.8K – $535.7K
NOI $32,144 @ 7.0% cap · market cap 9.18%
Second Best
Mixed Use
$390.6K
$341.8K – $455.7K
NOI $27,344 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$612.1K
$535.6K – $714.1K
NOI $42,846 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,567
Businesses Nearby
11k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 81%
Electronics 19%
Dollar General
Shops & Services
4,102 visits/mo
0.2 miles
U-Haul Moving & Storage Of Albany
Shops & Services
3,480 visits/mo
0.2 miles
Boost Mobile
Electronics
2,019 visits/mo
0.3 miles
Family Dollar
Shops & Services
1,135 visits/mo
0.4 miles
Demographics for 12202, NY
10,257
Population
5,434
Households
1.9
Avg Household Size
34
Median Age
33%
College-Educated
80%
High-School Grad
2.0 sq mi
ZIP Area
5,129
Density / Sq Mi
$49,684
Median Household Income
$34,656
Median Earnings
$1,012
Median Rent
$139,800
Median Home Value
Market
Vacancy Rate% for Retail in Albany, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property featuring a coffee shop and residential apartment.
Where is this mixed-use property located?
The property is located at 265 PEARL ST Albany, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Mixed‑use property with established business and residential unit.; Includes a **38‑year‑old operating coffee and luncheonette shop**.; All Furniture, Fixtures, and Equipment (FFE) for the business are included**.
