Mixed-Use Property with
For Sale
$439,900
2530 Guilderland Avenue, Rotterdam, NY 12306
The building combines retail storefronts, two apartments, on-site parking, and a private rear yard.
Property Size3,209 SF
Price / SF$137.08
Days on Market422
Property Features for 2530 Guilderland Avenue
General Information
Standard status
Active
Size
3,209 SF
Total Parking Spaces
8
Property subtype
Multi Family / Quadruplex
Zoning
Commercial
Taxes and HOA fees
Annual Taxes
$5,906
Amenities
private rear yard
Asphalt
None, No
Baseboard, Hot Water, Natural Gas, Yes
Full
200+ Amp Service
Tile, Carpet, Laminate
Paddle Fan, High Speed Internet, Built-in Features, Ceramic Tile Bath
Block
Yes
Masonite
Privacy
In Basement
Shed(s)
Side Porch, Deck
Building Details
Year Built
1950
Tenancy
Multi
Listing Agency:
Coldwell Banker Prime Properties
(518) 421-1400
Listed By:
Thomas Marks · License #30MA0342302
(518) 421-1400
Source:
Compass
Added: Jul 5, 2025
Changed: Aug 29
Last Checked: Aug 29 at 6:59PM
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 Coldwell Banker Prime Properties
Investment Insights
Based on property information with market context.
This 3,209-square-foot mixed-use property, built in 1950, contains two apartments and two storefronts, including an operating barber shop. The building has been updated and maintained, with a full basement, large two-car garage, and a small private rear yard. Interior finishes include tile, carpet, and laminate, while building systems include baseboard hot-water heat, natural gas, and 200+ amp electrical service.
Located at 2530 Guilderland Avenue in Rotterdam, the property is near a bus line, shopping, malls, and major highways. On-site parking accommodates 8 cars. Commercial zoning and the combination of residential and storefront components create a clearly defined mixed-use configuration.
Located at 2530 Guilderland Avenue in Rotterdam, the property is near a bus line, shopping, malls, and major highways. On-site parking accommodates 8 cars. Commercial zoning and the combination of residential and storefront components create a clearly defined mixed-use configuration.
Key Highlights
- 3,209 SF mixed‑use property with 2 apartments and 2 storefronts
- One storefront is an operating barber shop
- 8‑car parking lot, small private rear yard, and large 2‑car garage
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
$38,735
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
8.81%
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%
$774,700
$774.7K
Cap Rate 7%
$553,357
$553.4K
Cap Rate 9%
$430,389
$430.4K
Market Conditions
NOI Build-Up for 3,209 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
$57.8K $18.00/SF
− Vacancy
−$2.4K −$0.76/SF
EGI
$55.3K $17.24/SF
− OpEx
−$16.6K −$5.17/SF
NOI
$38.7K $12.07/SF
Area
Schenectady County, NY
Vacancy
4.20%
Lease Rate
$18.00 /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%
$774,700
Cap Rate 7%
$553,357
Cap Rate 9%
$430,389
Alternative Uses
Best Use
Mixed Use
$632.6K
$553.6K – $738.1K
NOI $44,284 @ 7.0% cap · market cap 10.07%
Second Best
Retail
$553.4K
$484.2K – $645.6K
NOI $38,735 @ 7.0% cap · market cap 8.81%
Theoretical Best
Office A
$960.5K
$840.4K – $1.12M
NOI $67,235 @ 7.0% cap · market cap 15.28%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
470
Businesses Nearby
Explore this area
Business Placement
Demographics for 12306, NY
26,935
Population
12,481
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
94%
High-School Grad
43.9 sq mi
ZIP Area
614
Density / Sq Mi
$80,583
Median Household Income
$46,702
Median Earnings
$1,221
Median Rent
$212,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The building combines retail storefronts, two apartments, on-site parking, and a private rear yard.
Where is this mixed-use property located?
The property is located at 2530 Guilderland Avenue Rotterdam, NY.
What is the asking price?
The asking price for this property is $439,900.
What are key features of this property?
This property features: 3,209 SF mixed‑use property with 2 apartments and 2 storefronts; One storefront is an operating barber shop; 8‑car parking lot, small private rear yard, and large 2‑car garage
