Mixed-Use Property with Fenced
For Sale
$199,900
102 W Elm St, Fayetteville, NY 13066
Two-level configuration combines workspace areas with private residential rooms and outdoor space.
Property Size1,710 SF
Price / SF$116.90
Days on Market43
Property Features for 102 W Elm St
General Information
Standard status
Active
Size
1,710 SF
Property Condition
Severity
Repairs Needed
Evidence
would benefit from repairs and updates
Building Details
Year Built
1980
Stories
2
Owner Occupied
Yes
Listing Agency:
Skinner & Assoc. Realty LLC
Listed By:
Pamela A James
(315) 373-6896
Source:
Rooftoprealtygroup
Added: Aug 14
Changed: Sep 11
Last Checked: Sep 24 at 11:09AM
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 Skinner & Assoc. Realty LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines business-oriented space on the first floor with a separately accessed residential layout above. The lower level is currently used for pet grooming and includes several work areas, a half bath, kitchenette, and enclosed front porch. The upper level contains an eat-in kitchen, full bathroom, bedroom, and generous living room that can support residential or flexible use. The property measures 1,710 square feet.
A fully enclosed yard provides outdoor space for pets, gardening, or general use. The property is located in the Village of Fayetteville at 102 W Elm St, Fayetteville, NY 13066. Potential uses and any required changes should be confirmed with the Village of Fayetteville Planning and/or Zoning Boards. Repairs and updates are needed.
A fully enclosed yard provides outdoor space for pets, gardening, or general use. The property is located in the Village of Fayetteville at 102 W Elm St, Fayetteville, NY 13066. Potential uses and any required changes should be confirmed with the Village of Fayetteville Planning and/or Zoning Boards. Repairs and updates are needed.
Key Highlights
- 1,710‑square‑foot mixed‑use property in the Village of Fayetteville
- First floor currently operates as a pet grooming business
- Upper level has a private entrance, eat‑in kitchen, full bath, bedroom, and living room
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
$18,034
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
9.02%
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%
$360,680
$360.7K
Cap Rate 7%
$257,629
$257.6K
Cap Rate 9%
$200,378
$200.4K
Market Conditions
NOI Build-Up for 1,710 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
$27.7K $16.20/SF
− Vacancy
−$3.7K −$2.14/SF
EGI
$24.0K $14.06/SF
− OpEx
−$6.0K −$3.52/SF
NOI
$18.0K $10.55/SF
Area
Onondaga County, NY
Vacancy
13.20%
Lease Rate
$16.20 /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%
$360,680
Cap Rate 7%
$257,629
Cap Rate 9%
$200,378
Alternative Uses
Best Use
Office B
$257.6K
$225.4K – $300.6K
NOI $18,034 @ 7.0% cap · market cap 9.02%
Second Best
Mixed Use
$227.4K
$199.0K – $265.3K
NOI $15,919 @ 7.0% cap · market cap 7.96%
Theoretical Best
Office A
$297.2K
$260.0K – $346.7K
NOI $20,802 @ 7.0% cap · market cap 10.41%
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
663
Businesses Nearby
Explore this area
Business Placement
Demographics for 13066, NY
12,949
Population
5,971
Households
2.2
Avg Household Size
48
Median Age
65%
College-Educated
96%
High-School Grad
14.8 sq mi
ZIP Area
875
Density / Sq Mi
$121,599
Median Household Income
$70,284
Median Earnings
$1,218
Median Rent
$265,900
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level configuration combines workspace areas with private residential rooms and outdoor space.
Where is this mixed-use property located?
The property is located at 102 W Elm St Fayetteville, NY.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: 1,710‑square‑foot mixed‑use property in the Village of Fayetteville; First floor currently operates as a pet grooming business; Upper level has a private entrance, eat‑in kitchen, full bath, bedroom, and living room
