Pharmacy Retail
For Sale
Contact for pricing
20 Forgham St, Lyons, NY 14489
Retail property associated with Kinney Pharmacy and a long-established tenant presence.
Property Size11,340 SF
Price / SF$284.72
Days on Market8
Property Features for 20 Forgham St
General Information
Standard status
Active
Size
11,340 SF
Property subtype
Retail
Lease Type
NN
Net Operating Income
$253,455
Listing Agency:
Matthews
Listed By:
Conrad Sarreal · License #CA 01982875
Source:
Crexi
Added: Aug 4
Changed: Aug 11
Last Checked: Aug 11 at 7:38AM
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 Matthews
Investment Insights
Based on property information with market context.
This 11,340-square-foot retail property is associated with Kinney Pharmacy, a tenant with a history spanning approximately a century. The asset is identified as a drug store and retail property, offering a focused commercial profile for pharmacy-oriented occupancy.
The property is located at 20 Forgham St in Lyons, New York 14489.
The property is located at 20 Forgham St in Lyons, New York 14489.
Key Highlights
- 11,340‑square‑foot retail property
- Associated with Kinney Pharmacy
- Tenant history spanning approximately a century
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
$150,571
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
4.66%
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%
$3,011,420
$3.0M
Cap Rate 7%
$2,151,014
$2.2M
Cap Rate 9%
$1,673,011
$1.7M
Market Conditions
NOI Build-Up for 11,340 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
$209.6K $18.48/SF
− Vacancy
−$8.8K −$0.78/SF
EGI
$200.8K $17.70/SF
− OpEx
−$50.2K −$4.43/SF
NOI
$150.6K $13.28/SF
Area
Wayne County, NY
Vacancy
4.20%
Lease Rate
$18.48 /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%
$3,011,420
Cap Rate 7%
$2,151,014
Cap Rate 9%
$1,673,011
Alternative Uses
Best Use
Specialty Retail
$2.15M
$1.88M – $2.51M
NOI $150,571 @ 7.0% cap · market cap 4.66%
Second Best
Retail
$1.63M
$1.43M – $1.90M
NOI $114,069 @ 7.0% cap · market cap 3.53%
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,836 @ 7.0% cap · market cap 6.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
340
Businesses Nearby
52k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 38%
Shops & Services 36%
Groceries 27%
McDonald's
Dining
16,816 visits/mo
0.2 miles
Aldi
Groceries
13,917 visits/mo
0.4 miles
Kwik Fill
Shops & Services
8,422 visits/mo
0.2 miles
Dollar General
Shops & Services
7,734 visits/mo
0.1 miles
SUBWAY
Dining
3,048 visits/mo
0.2 miles
Demographics for 14489, NY
7,347
Population
3,065
Households
2.4
Avg Household Size
44
Median Age
19%
College-Educated
83%
High-School Grad
69.6 sq mi
ZIP Area
106
Density / Sq Mi
$67,169
Median Household Income
$36,415
Median Earnings
$966
Median Rent
$101,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Jessica A. Kulis, PharmD — 20 Forgham St, Lyons, NY 14489
- Castle Amy E — 20 Forgham St, Lyons, NY 14489
- Dobbins Drugs — 52 William St, Lyons, NY 14489
- Kinney Drugs Pharmacy — 20 Forgham St, Lyons, NY 14489
Frequently Asked Questions
What type of property is this?
Drug store - Retail property associated with Kinney Pharmacy and a long-established tenant presence.
Where is this drug store located?
The property is located at 20 Forgham St Lyons, NY.
What is the asking price?
The asking price for this property is $3,228,731.
What are key features of this property?
This property features: 11,340‑square‑foot retail property; Associated with Kinney Pharmacy; Tenant history spanning approximately a century
