Storefront on Five Acre
For Sale
$290,000
Pending
2399 State Highway 30a, Johnstown, NY 12095
Storefront property with office, bath, storage shed, and ample display.
Property Size1,344 SF
Lot Size5.10 Acres
Days on Market430
Property Features for 2399 State Highway 30a
General Information
Standard status
Pending
Size
1,344 SF
Lot size
5.10 Acres
Taxes and HOA fees
Annual Taxes
$4,505
Listing Agency:
Krutz Properties, LLC
(518) 921-2016
Listed By:
Benuel Fisher
(518) 921-2016
Source:
Exprealty
Added: Jun 18, 2025
Changed: Aug 20
Last Checked: Aug 20 at 1:13PM
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 Krutz Properties, LLC
Investment Insights
Based on property information with market context.
This newer storefront property is designed for furniture and shed sales. The 28x48 store includes an office and a bathroom. It features a steel roof and vinyl siding. The property also includes one storage shed and gravel driveways suitable for shed displays. Situated on a five-acre lot, the property has road frontage on 30A and Old Trail Road, offering a location suitable for business operations.
Key Highlights
- High‑visibility location with road frontage on two roads (30A and Old Trail Road).
- Newer 28x48 store front with office and bathroom.
- Five‑acre lot suitable for business operations.
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
$12,654
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
4.36%
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%
$253,080
$253.1K
Cap Rate 7%
$180,771
$180.8K
Cap Rate 9%
$140,600
$140.6K
Market Conditions
NOI Build-Up for 1,344 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
$18.9K $14.04/SF
− Vacancy
−$793 −$0.59/SF
EGI
$18.1K $13.45/SF
− OpEx
−$5.4K −$4.04/SF
NOI
$12.7K $9.42/SF
Area
Fulton County, NY
Vacancy
4.20%
Lease Rate
$14.04 /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%
$253,080
Cap Rate 7%
$180,771
Cap Rate 9%
$140,600
Alternative Uses
Best Use
Retail
$180.8K
$158.2K – $210.9K
NOI $12,654 @ 7.0% cap · market cap 4.36%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$929.1K
$813.0K – $1.08M
NOI $65,039 @ 7.0% cap · market cap 22.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12095, NY
12,242
Population
5,808
Households
2.1
Avg Household Size
43
Median Age
25%
College-Educated
89%
High-School Grad
65.2 sq mi
ZIP Area
188
Density / Sq Mi
$69,864
Median Household Income
$45,103
Median Earnings
$860
Median Rent
$159,700
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 - Storefront property with office, bath, storage shed, and ample display.
Where is this storefront property located?
The property is located at 2399 State Highway 30a Johnstown, NY.
What is the asking price?
The asking price for this property is $290,000.
What are key features of this property?
This property features: High‑visibility location with road frontage on two roads (30A and Old Trail Road).; Newer 28x48 store front with office and bathroom.; Five‑acre lot suitable for business operations.
