Four-Room Storefront
New
For Sale
$275,000
2085 State Route 196, Fort Edward, NY 12839
Flexible commercial layout with on-site parking, fencing, and a detached storage shed.
Property Size1,440 SF
Lot Size0.32 Acres
Price / SF$190.97
Days on Market6
Property Features for 2085 State Route 196
General Information
Standard status
Active
Size
1,440 SF
Total Parking Spaces
8
Lot size
0.32 Acres
Property subtype
Commercial
Amenities
new fencing
shed
Building Details
Year Built
1960
Listing Agency:
Hunt ERA
Listed By:
Christine McKee
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Aug 6
Changed: Aug 11
Last Checked: Aug 11 at 8:19AM
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 Hunt ERA
Investment Insights
Based on property information with market context.
This storefront property at 2085 State Route 196 in Fort Edward, NY, includes a 1,440-square-foot building arranged into four rooms. The site covers .32 acres and provides eight parking spaces, new fencing, and an 11x14 shed. Built in 1960, the building is currently used for a dog grooming business with a reported clientele of over 400 clients.
The offering includes the real estate only. The operating business, equipment, and personal property are excluded from the sale, although their separate purchase may be discussed. The existing room configuration and site improvements provide a defined commercial setup for continued or changed use.
The offering includes the real estate only. The operating business, equipment, and personal property are excluded from the sale, although their separate purchase may be discussed. The existing room configuration and site improvements provide a defined commercial setup for continued or changed use.
Key Highlights
- 1,440‑square‑foot storefront building on a .32‑acre lot
- Four‑room interior layout with eight parking spaces
- 11x14 shed and new fencing included
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
$17,961
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
6.53%
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%
$359,220
$359.2K
Cap Rate 7%
$256,586
$256.6K
Cap Rate 9%
$199,567
$199.6K
Market Conditions
NOI Build-Up for 1,440 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
$26.8K $18.60/SF
− Vacancy
−$1.1K −$0.78/SF
EGI
$25.7K $17.82/SF
− OpEx
−$7.7K −$5.35/SF
NOI
$18.0K $12.47/SF
Area
Washington County, NY
Vacancy
4.20%
Lease Rate
$18.60 /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%
$359,220
Cap Rate 7%
$256,586
Cap Rate 9%
$199,567
Alternative Uses
Best Use
Retail
$256.6K
$224.5K – $299.4K
NOI $17,961 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$357.3K
$312.6K – $416.8K
NOI $25,008 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Flexible commercial layout with on-site parking, fencing, and a detached storage shed.
Where is this storefront property located?
The property is located at 2085 State Route 196 Fort Edward, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,440‑square‑foot storefront building on a .32‑acre lot; Four‑room interior layout with eight parking spaces; 11x14 shed and new fencing included
