Two-Story 13-Room
For Sale
Contact for pricing
182 E 10th St, Oswego, NY 13126
For sale, a 13-room, two-story inn with private bathrooms and in-room microwave and refrigerator.
Property Size5,414 SF
Price / SF$138.53
Days on Market151
Property Features for 182 E 10th St
General Information
Standard status
Active
Size
5,414 SF
Class
B
Total Parking Spaces
30
Property subtype
Multifamily, Hospitality, Business for Sale
Zoning
TB
Investment Type
Owner/User
Building Details
Year Built
1980
Stories
2
Units
1
Listing Agency:
CENTURY 21 Galloway Realty
Listed By:
William Galloway · License #NY
(315) 342-2111
Source:
Crexi
Added: Apr 12
Changed: Sep 2
Last Checked: Sep 9 at 7:44AM
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 CENTURY 21 Galloway Realty
Investment Insights
Based on property information with market context.
Located at 182 E 10th St in Oswego, New York, this 13-room inn is spread across a two-story layout. The property offers a mix of accommodation styles, including queen, double, and suite-style rooms.
Each guest room includes private bathrooms plus in-room amenities such as cable television, Wi-Fi, a microwave, refrigerator, and workspace.
Situated in the heart of Oswego and positioned just minutes from downtown, SUNY Oswego, Nine Mile Nuclear, and Novelis, the inn is in a waterfront community along Lake Ontario and is described as serving year-round demand from tourism, university activity, and regional business travel.
Each guest room includes private bathrooms plus in-room amenities such as cable television, Wi-Fi, a microwave, refrigerator, and workspace.
Situated in the heart of Oswego and positioned just minutes from downtown, SUNY Oswego, Nine Mile Nuclear, and Novelis, the inn is in a waterfront community along Lake Ontario and is described as serving year-round demand from tourism, university activity, and regional business travel.
Key Highlights
- 13‑room, two‑story inn in Oswego, NY (year built 1980)
- 13 guest rooms with private bathrooms
- In‑room amenities include cable TV, Wi‑Fi, microwave, and refrigerator
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
$34,717
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
4.63%
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%
$694,340
$694.3K
Cap Rate 7%
$495,957
$496.0K
Cap Rate 9%
$385,744
$385.7K
Market Conditions
NOI Build-Up for 5,414 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
$81.2K $15.00/SF
− Vacancy
−$8.1K −$1.50/SF
EGI
$73.1K $13.50/SF
− OpEx
−$38.4K −$7.09/SF
NOI
$34.7K $6.41/SF
Area
Oswego County, NY
Vacancy
10.00%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
52.50%
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%
$694,340
Cap Rate 7%
$495,957
Cap Rate 9%
$385,744
Alternative Uses
Best Use
Hotel Hospitality
$496.0K
$434.0K – $578.6K
NOI $34,717 @ 7.0% cap · market cap 4.63%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.08M
$944.9K – $1.26M
NOI $75,592 @ 7.0% cap · market cap 10.08%
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
603
Businesses Nearby
Explore this area
Business Placement
Demographics for 13126, NY
35,477
Population
15,668
Households
2.3
Avg Household Size
36
Median Age
29%
College-Educated
92%
High-School Grad
100.7 sq mi
ZIP Area
352
Density / Sq Mi
$63,590
Median Household Income
$30,469
Median Earnings
$992
Median Rent
$134,600
Median Home Value
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Frequently Asked Questions
What type of property is this?
Hotel - For sale, a 13-room, two-story inn with private bathrooms and in-room microwave and refrigerator.
Where is this hotel located?
The property is located at 182 E 10th St Oswego, NY.
What is the asking price?
The asking price for this property is $750,000.
What are key features of this property?
This property features: 13‑room, two‑story inn in Oswego, NY (year built 1980); 13 guest rooms with private bathrooms; In‑room amenities include cable TV, Wi‑Fi, microwave, and refrigerator
