Building Details

Year Built 1960

Stories 1

Units 1

Tenancy Single

Listing Agency: Coldwell Banker Prime Properties Camillus j***@cbpp.com Show Phone

Listed By: James Gamble · License #NY

Source: Crexi

Added: Jun 18 Changed: Aug 8 Last Checked: Aug 19 at 9:56AM

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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 Coldwell Banker Prime Properties Camillus

Investment Insights

Based on property information with market context.

This is a standalone storefront property well suited for an owner-operator or tenant who wants control of the space. The building has newer mechanicals, a newer roof and windows, and a front sidewalk. A full basement was recently waterproofed using a French drainage system.

The property is located at 13 E Genesee Street in the Village of Baldwinsville and is described as having exceptional visibility with a traffic count over 25,000 cars per day. There are 8 parking spaces dedicated for customers.

The building can accommodate a range of retail and service uses, and the seller notes examples such as an insurance office, retail store, computer repair/sales, barber shop or hair salon, and an ice cream shop. Since the building only is being listed for sale, buyers can evaluate the real estate independent of business operations. The business and inventory are noted as negotiable.

Key Highlights

• Single storefront building built in 1960, listed for sale as the building only
• Traffic count over 25,000 cars per day and exceptional visibility
• 8 dedicated customer parking spaces

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

$18,106

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

7.87%

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%

$362,120 $362.1K

Cap Rate 7%

$258,657 $258.7K

Cap Rate 9%

$201,178 $201.2K

Market Conditions

NOI Build-Up for 1,500 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

$27.0K $18.00/SF

− Vacancy

−$1.1K −$0.76/SF

EGI

$25.9K $17.24/SF

− OpEx

−$7.8K −$5.17/SF

NOI

$18.1K $12.07/SF

Area

Onondaga County, NY

Vacancy

4.20%

Lease Rate

$18.00 /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%

$362,120

Cap Rate 7%

$258,657

Cap Rate 9%

$201,178

Alternative Uses

Best Use

Retail

$258.7K

$226.3K – $301.8K (±1% cap)

NOI $18,106 @ 7.0% cap · market cap 7.87%

Second Best

—

—

no second resolved use

Theoretical Best

Office A

$260.7K

$228.1K – $304.1K (±1% cap)

NOI $18,248 @ 7.0% cap · market cap 7.93%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Storefront properties

Suggested Use

Top Pick Electrical Service HVAC Service Parking Lot & Garage (Bike/Boat/Book/etc) Store Furniture & Home Goods Computer & Electronic Repair

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

Lease Details

25,000 VPD

Traffic count

Location Intelligence

Trade Area within ½ mile

630

Businesses Nearby

69k

Monthly Visits Nearby

Under-served

Demand for This Use

Explore this area Business Placement

Foot Traffic Nearby

Shops & Services 62% Dining 20% Home Improvements & Furnishings 14% Electronics 4%

Byrne Dairy Shops & Services

18,656 visits/mo 0.5 miles

Dollar Tree Shops & Services

12,753 visits/mo 0.1 miles

Dunkin' Donuts Dining

10,848 visits/mo 0.2 miles

Village Hardware Home Improvements & Furnishings

9,513 visits/mo 0.3 miles

Sunoco Shops & Services

4,756 visits/mo 0.2 miles

Demographics for 13027, NY

34,507

Population

15,276

Households

2.3

Avg Household Size

44

Median Age

45%

College-Educated

96%

High-School Grad

67.0 sq mi

ZIP Area

515

Density / Sq Mi

$91,369

Median Household Income

$55,805

Median Earnings

$1,258

Median Rent

$226,500

Median Home Value

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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Frequently Asked Questions

What type of property is this?

Storefront property - Storefront building with high visibility and 8 customer parking spaces, plus updated roof, windows, and waterproofed basement.

Where is this storefront property located?

The property is located at 13 E Genesee Street Lysander, NY.

What is the asking price?

The asking price for this property is $230,000.

What are key features of this property?

This property features: Single storefront building built in 1960, listed for sale as the building only; Traffic count over 25,000 cars per day and exceptional visibility; 8 dedicated customer parking spaces