Auto Body Shop with Rental
For Sale
$525,000
Pending
1436-1438 Military Turnpike, Plattsburgh, NY 12901
COMMERCIAL - Plattsburgh, NY
Property Size4,800 SF
Lot Size1.00 Acre
Days on Market198
Property Features for 1436-1438 Military Turnpike
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Directions
Utilize GPS
Standard status
Pending
APN
220.2-1-1
Size
4,800 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Annual Amount
5211
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Natural Gas
Water source
Public
Building Details
Year built
1958
Number of units
1
Roof type
Metal
Listing Agency:
Fesette Realty, LLC
(518) 324-4500
Listed By:
Neil Fesette
(518) 726-0149
Added: Jan 30
Changed: Aug 4
Last Checked: Aug 16 at 7:06AM
MLS# 206502
Copyright © 2026 Adirondack Champlain Valley MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This for-sale property combines a former auto body shop with a single-family residence on an approximately 1.0+/- acre site. The commercial component includes roughly 4,800 square feet of shop space with seven overhead doors, supported by functional improvements intended for active vehicle service operations. Inside, the facility offers a newly remodeled front office, floor drains, an oil/water separator, Modine heaters, and epoxy-coated flooring, among other upgrades.
The site features approximately 232 feet of road frontage for visibility and convenient access, and is located about one mile from Route 3, Plattsburgh’s primary retail and commercial corridor. Zoning is listed as Mixed, with the property identified as T3C, which allows for a range of commercial and mixed-use possibilities; a full list of permitted uses is available upon request.
For an owner-operator, this configuration provides a purpose-built shop for automotive or service-oriented use alongside on-site living or rental income through the attached residence. The three-bedroom home has recent upgrades, including new siding, new windows, and a remodeled bathroom, and it is currently leased on an annual term, providing immediate supplemental income potential.
The site features approximately 232 feet of road frontage for visibility and convenient access, and is located about one mile from Route 3, Plattsburgh’s primary retail and commercial corridor. Zoning is listed as Mixed, with the property identified as T3C, which allows for a range of commercial and mixed-use possibilities; a full list of permitted uses is available upon request.
For an owner-operator, this configuration provides a purpose-built shop for automotive or service-oriented use alongside on-site living or rental income through the attached residence. The three-bedroom home has recent upgrades, including new siding, new windows, and a remodeled bathroom, and it is currently leased on an annual term, providing immediate supplemental income potential.
Key Highlights
- 1.0+/- acre commercial property with former auto body shop plus a 3‑bedroom single‑family residence
- Approximately 4,800 SF shop space with seven overhead doors for automotive or service‑oriented uses
- 232 ft road frontage with convenient access and proximity to Route 3 (about 1 mile to Plattsburgh’s retail/commercial corridor)
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
$29,623
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
5.64%
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%
$592,460
$592.5K
Cap Rate 7%
$423,186
$423.2K
Cap Rate 9%
$329,144
$329.1K
Market Conditions
NOI Build-Up for 4,800 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
$45.5K $9.48/SF
− Vacancy
−$3.2K −$0.66/SF
EGI
$42.3K $8.82/SF
− OpEx
−$12.7K −$2.64/SF
NOI
$29.6K $6.17/SF
Area
Clinton County, NY
Vacancy
7.00%
Lease Rate
$9.48 /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%
$592,460
Cap Rate 7%
$423,186
Cap Rate 9%
$329,144
Alternative Uses
Best Use
Retail
$841.5K
$736.4K – $981.8K
NOI $58,908 @ 7.0% cap · market cap 11.22%
Second Best
Industrial
$423.2K
$370.3K – $493.7K
NOI $29,623 @ 7.0% cap · market cap 5.64%
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,621 @ 7.0% cap · market cap 17.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Drive-in doors
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
350
Businesses Nearby
14k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 98%
Home Improvements & Furnishings 2%
Sunoco
Shops & Services
9,656 visits/mo
0.5 miles
Mobil
Shops & Services
3,970 visits/mo
0.2 miles
Fastenal
Home Improvements & Furnishings
322 visits/mo
0.5 miles
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- North Country Auto Glass & Trim Shop — 64 Hammond Ln, Plattsburgh, NY 12901
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- MG Auto — 1438 Military Turnpike, Plattsburgh, NY 12901
Frequently Asked Questions
What type of property is this?
Auto shop - Auto body shop with seven overhead doors, improved shop systems, and a leased three-bedroom residence on a highly visible site.
Where is this auto shop located?
The property is located at 1436-1438 Military Turnpike Plattsburgh, NY.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: 1.0+/- acre commercial property with former auto body shop plus a 3‑bedroom single‑family residence; Approximately 4,800 SF shop space with seven overhead doors for automotive or service‑oriented uses; 232 ft road frontage with convenient access and proximity to Route 3 (about 1 mile to Plattsburgh’s retail/commercial corridor)
