Versatile Commercial Building in 1000
For Sale
$569,000
41468 State Route 12, Clayton, NY 13624
Commercial building with business and living space in prime location.
Property Size3,128 SF
Price / SF$181.91
Days on Market142
Property Features for 41468 State Route 12
General Information
Standard status
Active
Size
3,128 SF
Building Details
Year Built
1992
Listing Agency:
Garlock Realty
Listed By:
Cathy F Garlock · License #40GA0888002
(315) 486-4944
Source:
Skinnercnyrealty
Added: Apr 27
Changed: Sep 12
Last Checked: Sep 14 at 7:55PM
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 Garlock Realty
Investment Insights
Based on property information with market context.
This well-maintained commercial building is located along a high-traffic corridor in the 1000 Islands region. The property offers a blend of business and living space. The spacious retail or office area is suitable for a professional service, boat sales, retail, or cafe. The property also includes three-bedroom living quarters with cathedral ceilings and a custom kitchen, suitable for owner occupancy or additional rental income. Paved parking is available for customers and guests. The property's flexible layout allows for various uses, including living and working onsite, business expansion, or creating a new venture. The bike score is 43, indicating it is somewhat bikeable, and the walk score is 8, indicating car dependence.
Key Highlights
- High‑traffic location in the desirable 1000 Islands region
- Versatile commercial building suitable for various business types
- Includes a three‑bedroom living quarters with cathedral ceilings and custom kitchen
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
$43,858
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
7.71%
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%
$877,160
$877.2K
Cap Rate 7%
$626,543
$626.5K
Cap Rate 9%
$487,311
$487.3K
Market Conditions
NOI Build-Up for 3,128 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
$79.2K $25.32/SF
− Vacancy
−$9.0K −$2.89/SF
EGI
$70.2K $22.43/SF
− OpEx
−$26.3K −$8.41/SF
NOI
$43.9K $14.02/SF
Area
Jefferson County, NY
Vacancy
11.40%
Lease Rate
$25.32 /SF/Yr
Expense Ratio
37.50%
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%
$877,160
Cap Rate 7%
$626,543
Cap Rate 9%
$487,311
Alternative Uses
Best Use
Mixed Use
$626.5K
$548.2K – $731.0K
NOI $43,858 @ 7.0% cap · market cap 7.71%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$862.3K
$754.5K – $1.01M
NOI $60,358 @ 7.0% cap · market cap 10.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
17
Businesses Nearby
Explore this area
Business Placement
Demographics for 13624, NY
4,967
Population
3,431
Households
1.4
Avg Household Size
45
Median Age
31%
College-Educated
85%
High-School Grad
63.3 sq mi
ZIP Area
78
Density / Sq Mi
$79,167
Median Household Income
$48,172
Median Earnings
$982
Median Rent
$224,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial building with business and living space in prime location.
Where is this mixed-use property located?
The property is located at 41468 State Route 12 Clayton, NY.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: High‑traffic location in the desirable 1000 Islands region; Versatile commercial building suitable for various business types; Includes a three‑bedroom living quarters with cathedral ceilings and custom kitchen
