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    5752 Us Route 11 Sandy Creek, NY 13142

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    For Sale
    $299,999

    Commercial building with health spa and cafe in Pulaski, NY.

    Lot size:
    0.83 Acres

    Property Features for 5752 Us Route 11

    General Information

    Property type
    Commercial
    Standard status
    Active
    Lot size
    0.83 Acres

    Building Details

    Year built
    1985

    We can help!

    Listing Contact
    Brooke Wills
    Source: Elliman

    Listing Agent: Brooke Wills

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Turnkey Commercial Building with Spa

    This commercial building, located in Pulaski, NY, offers 4,000 square feet of space and parking for approximately 15-20 vehicles. The property currently houses two businesses, both of which are willing to stay and lease. One of the businesses, 'EIR Wellness', is a turnkey health spa business that can be included with the sale, complete with all equipment and decor. EIR has been operating since 2020, offering massage therapy and energy healing services. The space includes 5 treatment rooms, office spaces, a yoga studio ('Flux Space'), kitchenette, and a full bathroom. The yoga studio is currently configured as a studio apartment. Equipment included in the sale of the spa business includes an infrared sauna, massage tables, pedicure chairs, and towel warmers. The property presents opportunities for a health spa, wellness center, yoga studio, or salon. 'Deja Brew' Wellness Cafe leases approximately 1,457 square feet of the building, but their business and equipment are not included in the sale and is leased only. The building has been fully remodeled, including a new parking lot, drainage system, plumbing, and electric.
    Location Intelligence

    Current Use by Public Records

    Spa & wellness properties

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Nail Salon Hotel & Motel Auto Parts Store Department Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Sandy Creek
    County
    Oswego
    State
    New York
    Longitude
    -76.090894
    Latitude
    43.63027

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    FAQs

    What type of property is this?
    Spa & wellness property - Commercial building with health spa and cafe in Pulaski, NY.
    Where is this spa & wellness property located?
    The property is located at 5752 Us Route 11 Sandy Creek, NY.
    What is the asking price?
    The asking price for this property is $299,999.
    What are key features of this property?
    This property features: - Fully remodeled building with new parking lot, drainage, plumbing, and electric.; - Includes a turnkey Health Spa business ('EIR Wellness') with equipment and decor (optional).; - Two functioning businesses already in place, with one willing to stay and lease.
    (315) 342-2111
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    Sandy Creek, NY 13142
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    5752 Us Route 11 Sandy Creek, NY 13142
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    We can help!
    Listing Contact
    Brooke Wills
    (315) 342-2111
    Learn more
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