Auto Repair Shop with
For Sale
$340,000
18 Riverside Drive, Canton, NY 13617
COMMERCIAL, Commercial, Canton, NY
Property Size4,880 SF
Lot Size0.40 Acres
Price / SF$69.67
Days on Market300
Property Features for 18 Riverside Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Bathrooms
1
Half bathrooms
1
Rooms
Bathroom 1
Parking
15
Parking features
Garage
Interior features
9 ft.+ ceilings, Open floor plan
Exterior features
Outdoor lights
Lot features
Level lot, Sidewalk
Elementary school district
Canton Central School District
Middle school district
Canton Central School District
High school district
Canton Central School District
Directions
From Main Street Canton turn onto Riverside Drive. Property will be on the right. # 18 Riverside Drive.
Subdivision
ST LAWRENCE
Standard status
Active
APN
88.034-4-18
Size
4,880 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Annual Amount
9143
Utilities
Utilities
Cable Available
Water source
Public
Amenities
reception area
waiting area
breakroom/office
stock room
storage room
tire storage
natural gas heating
waste-oil heater
Building Details
Year built
1950
Floors in Building
1
Building materials
Concrete block, Metal siding, Wood siding
Roof type
Metal
Architectural style
Other
Listing Agency:
County Seat Realty
(315) 386-5400
Listed By:
Debbie Gilson · License #31GI10937107
(315) 212-0169
Added: Nov 2, 2025
Changed: Aug 24
Last Checked: Aug 28 at 5:06AM
MLS# 52122
Copyright © 2026 St. Lawrence Board of Realtors. 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 4,880-square-foot automotive repair facility was built in 1950 and occupies 0.4 acres at 18 Riverside Drive in Canton, NY. The building includes four service bays with three lifts, a reception and service area, a 200-square-foot waiting room, a 252-square-foot breakroom and office, stock and storage rooms, and overhead tire storage. Interior features include 9 ft.+ ceilings and an open floor plan.
Heating is provided by two suspended natural gas units and a waste-oil heater. Construction includes concrete block, metal siding, and wood siding, with a metal roof, garage parking, outdoor lights, and public water. A separate 1,100-square-foot rental unit is also included.
Heating is provided by two suspended natural gas units and a waste-oil heater. Construction includes concrete block, metal siding, and wood siding, with a metal roof, garage parking, outdoor lights, and public water. A separate 1,100-square-foot rental unit is also included.
Key Highlights
- 4,880‑square‑foot automotive repair facility on 0.4 acres
- Four service bays equipped with three lifts
- Separate 1,100‑square‑foot rental unit
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
$30,117
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
8.86%
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%
$602,340
$602.3K
Cap Rate 7%
$430,243
$430.2K
Cap Rate 9%
$334,633
$334.6K
Market Conditions
NOI Build-Up for 4,880 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
$46.3K $9.48/SF
− Vacancy
−$3.2K −$0.66/SF
EGI
$43.0K $8.82/SF
− OpEx
−$12.9K −$2.64/SF
NOI
$30.1K $6.17/SF
Area
St. Lawrence 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%
$602,340
Cap Rate 7%
$430,243
Cap Rate 9%
$334,633
Alternative Uses
Best Use
Retail
$886.4K
$775.6K – $1.03M
NOI $62,047 @ 7.0% cap · market cap 18.25%
Second Best
Industrial
$430.2K
$376.5K – $502.0K
NOI $30,117 @ 7.0% cap · market cap 8.86%
Theoretical Best
Office A
$1.21M
$1.06M – $1.41M
NOI $84,748 @ 7.0% cap · market cap 24.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Service bays
Location Intelligence
Trade Area within ½ mile
530
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13617, NY
12,083
Population
4,645
Households
2.6
Avg Household Size
29
Median Age
36%
College-Educated
93%
High-School Grad
132.5 sq mi
ZIP Area
91
Density / Sq Mi
$72,652
Median Household Income
$26,397
Median Earnings
$901
Median Rent
$148,900
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
- Pikes Auto Services — 11 Riverside Dr, Canton, NY 13617
Frequently Asked Questions
What type of property is this?
Auto shop - Automotive repair facility with service bays, customer reception, office space, and a separate rental unit.
Where is this auto shop located?
The property is located at 18 Riverside Drive Canton, NY.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 4,880‑square‑foot automotive repair facility on 0.4 acres; Four service bays equipped with three lifts; Separate 1,100‑square‑foot rental unit
