Historic Three-Story Mixed-Use
For Sale
$1,400,000
100 Brooklea Dr, Fayetteville, NY 13066
Fully leased historic property combines storefront, office, and apartment space within Fayetteville’s business district.
Property Size10,295 SF
Price / SF$135.99
Days on Market32
Property Features for 100 Brooklea Dr
General Information
Standard status
Active
Size
10,295 SF
Building Details
Year Built
1840
Listing Agency:
Coldwell Banker Prime Prop,Inc
Listed By:
Deborah Burr
(315) 857-7166
Source:
Rooftoprealtygroup
Added: Sep 4
Changed: Sep 29
Last Checked: Oct 4 at 11:57AM
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 Prop,Inc
Investment Insights
Based on property information with market context.
Built in 1840, this three-story mixed-use property contains 10,295 square feet across retail, office, and residential components. Two ground-level storefronts measure approximately 1,200 square feet each, while additional leased commercial space occupies the second floor with exterior access. Five apartments are separately metered and occupied by long-term tenants. The building is listed on the Historic Registry and has received ongoing maintenance and updates, including exterior painting completed within the last three years.
The property is fully leased and positioned just off E Genesee St in Fayetteville’s business district. The corridor records more than 24,000 vehicles daily and is surrounded by restaurants, shops, and professional services. Nearby parking options support access for occupants and visitors, while the central business-district setting provides walkable connections to surrounding commercial activity.
The property is fully leased and positioned just off E Genesee St in Fayetteville’s business district. The corridor records more than 24,000 vehicles daily and is surrounded by restaurants, shops, and professional services. Nearby parking options support access for occupants and visitors, while the central business-district setting provides walkable connections to surrounding commercial activity.
Key Highlights
- 10,295 SF, three‑story mixed‑use building constructed in 1840
- Two ground‑level storefronts, each approximately 1,200 sq ft
- Five apartments with separate utilities and long‑term tenants
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
$124,269
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
8.88%
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%
$2,485,380
$2.5M
Cap Rate 7%
$1,775,271
$1.8M
Cap Rate 9%
$1,380,767
$1.4M
Market Conditions
NOI Build-Up for 10,295 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
$185.3K $18.00/SF
− Vacancy
−$7.8K −$0.76/SF
EGI
$177.5K $17.24/SF
− OpEx
−$53.3K −$5.17/SF
NOI
$124.3K $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%
$2,485,380
Cap Rate 7%
$1,775,271
Cap Rate 9%
$1,380,767
Alternative Uses
Best Use
Retail
$1.78M
$1.55M – $2.07M
NOI $124,269 @ 7.0% cap · market cap 8.88%
Second Best
Office B
$1.55M
$1.36M – $1.81M
NOI $108,573 @ 7.0% cap · market cap 7.76%
Theoretical Best
Office A
$1.79M
$1.57M – $2.09M
NOI $125,240 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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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 - Fully leased historic property combines storefront, office, and apartment space within Fayetteville’s business district.
Where is this mixed-use property located?
The property is located at 100 Brooklea Dr Fayetteville, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: 10,295 SF, three‑story mixed‑use building constructed in 1840; Two ground‑level storefronts, each approximately 1,200 sq ft; Five apartments with separate utilities and long‑term tenants
