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    204 Grand Ave Johnson City, NY 13790

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    For Sale
    $2,100,000

    Grand Ave Portfolio

    Property size:
    15,613 SF
    Price / SF:
    $134/SF
    Added:
    May 7, 2025
    Days on Market:
    352
    Last Refresh:
    Mar 16 at 9:06 am

    Property Features for 204 Grand Ave

    General Information

    Standard status
    Active
    Property type
    Multifamily properties, Residential income properties
    Size
    15,613 SF
    Net Rentable
    15,613 SF
    Elevators
    N/A
    Occupancy
    95%

    Building Details

    Buildings
    1
    Stories
    3
    Units
    23

    We can help!

    Listing Contact
    Chip Collins

    Listing agent Chip

    Listing office Marcus & Millichap | New Jersey

    Listing date May 7, 2025

    Overview

    Fully Performing Mixed-Use Portfolio

    This portfolio comprises 23 units in four buildings and offers a mixed-use investment opportunity. The properties are located minutes from Binghamton University and UHS Medical Center in Broome County, New York. Two locations are just a minute apart, consisting of three residential and one commercial building. The portfolio has been extensively upgraded over the past few years and is 100% occupied. The portfolio includes a two-story, five-unit residential building at 83 Grand Avenue, featuring one and three-bedroom apartments, all of which have been upgraded. Additional income is derived from the laundry. Tenants are responsible for their separately metered gas and electric. 200 Grand consists of a one-story convenience store on a multi-year lease and a two-story, one-bedroom house at the rear of the lot. Both tenants pay their own separately metered gas and electric. 204 Grand is a three-story corner apartment building with 16 apartments, including eight one-bedroom and eight two-bedroom units. All but three units have been upgraded. Additional income is derived from the laundry. Tenants pay their own separately metered gas and electric. The portfolio is located a short walk from Binghamton University School of Nursing, School of Pharmacy, the UHS Medical Center, and public transportation. A number of tenants work at the Hospital complex due to its proximity. The property offers an investor a turn-key performing portfolio.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Multifamily properties

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Johnson City
    County
    Broome
    State
    New York
    Longitude
    -75.9593091
    Latitude
    42.1103045

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    FAQs

    What type of property is this?
    Multifamily property - Grand Ave Portfolio
    Where is this multifamily property located?
    The property is located at 204 Grand Ave Johnson City, NY.
    What is the asking price?
    The asking price for this property is $2,100,000.
    What are key features of this property?
    This property features: 23 unit, fully performing, mixed use portfolio just minutes from Binghamton University and UHS Medical Center in Broome County New York; Two locations, just a minute apart, consisting of three residential and one commercial buildings.; Extensively upgraded over the past few years and 100% occupied.
    (201) 742-6124
    We can help!
    Listing Contact
    Chip Collins
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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