Versatile Commercial Property with
For Sale
$1,475,000
26 Main St, Oneonta, NY 13820
Two-story commercial building with apartments and ample parking.
Property Size6,872 SF
Lot Size0.77 Acres
Price / SF$190.22
Days on Market156
Property Features for 26 Main St
General Information
Standard status
Active
Size
6,872 SF
Lot size
0.77 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$10,834
Building Details
Building Size
6,872 SF
Year Built
1894
Stories
2
Listing Agency:
(888) 276-0630
Listed By:
Kelly Suzanne Hall · License #287975
(888) 276-0630
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 6:22AM
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 Kelly Suzanne Hall
Investment Insights
Based on property information with market context.
Located near I-88 and picturesque parks, the two-story structure at 26 Main Street offers accessibility and tranquility. Originally built in 1904 and revived in 2019, the 7,754-square-foot building includes two on-site apartments spanning 2,300 square feet, featuring three bedrooms and three bathrooms. The property has 163 feet of frontage along Main Street and includes a full liquor license that extends to the outdoor seating area. There are 50 parking spaces available. The property is commercially zoned, making it suitable for various ventures such as a restaurant, microbrewery, wellness center, bed and breakfast, or gallery. The property includes a balcony and landscaping. The hot water heater, furnace, and AC unit are 2 years old.
Key Highlights
- Prime central location near I‑88 and picturesque parks.
- Full liquor license extending to outdoor seating.
- Two on‑site apartments (2,300 sqft) with three bedrooms and three bathrooms for added revenue.
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
$107,395
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
7.28%
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%
$2,147,900
$2.1M
Cap Rate 7%
$1,534,214
$1.5M
Cap Rate 9%
$1,193,278
$1.2M
Market Conditions
NOI Build-Up for 7,754 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
$147.0K $18.96/SF
− Vacancy
−$3.8K −$0.49/SF
EGI
$143.2K $18.47/SF
− OpEx
−$35.8K −$4.62/SF
NOI
$107.4K $13.85/SF
Area
Otsego County, NY
Vacancy
2.60%
Lease Rate
$18.96 /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%
$2,147,900
Cap Rate 7%
$1,534,214
Cap Rate 9%
$1,193,278
Alternative Uses
Best Use
Specialty Retail
$1.53M
$1.34M – $1.79M
NOI $107,395 @ 7.0% cap · market cap 7.28%
Second Best
Retail
$1.07M
$936.0K – $1.25M
NOI $74,878 @ 7.0% cap · market cap 5.08%
Theoretical Best
Office A
$2.14M
$1.87M – $2.49M
NOI $149,621 @ 7.0% cap · market cap 10.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
839
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13820, NY
21,605
Population
10,083
Households
2.1
Avg Household Size
30
Median Age
40%
College-Educated
91%
High-School Grad
107.3 sq mi
ZIP Area
201
Density / Sq Mi
$66,217
Median Household Income
$26,154
Median Earnings
$983
Median Rent
$176,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Sweet Peach Smokehouse LLC — 114 S Side Dr, Oneonta, NY 13820
Frequently Asked Questions
What type of property is this?
Restaurant - Two-story commercial building with apartments and ample parking.
Where is this restaurant located?
The property is located at 26 Main St Oneonta, NY.
What is the asking price?
The asking price for this property is $1,475,000.
What are key features of this property?
This property features: Prime central location near I‑88 and picturesque parks.; Full liquor license extending to outdoor seating.; Two on‑site apartments (2,300 sqft) with **three bedrooms and three bathrooms for added revenue.**
