Corner Lot Retail
For Sale
$299,999
2639 Guilderland Avenue, Rotterdam, NY 12306
Turnkey barbershop on a corner lot with 81 feet of frontage on Guilderland Ave and 86 feet on Draper Ave.
Property Size1,287 SF
Lot Size0.25 Acres
Price / SF$233.10
Days on Market122
Property Features for 2639 Guilderland Avenue
General Information
Standard status
Active
Size
1,287 SF
Lot size
0.25 Acres
Property subtype
Commercial
Additional Details
Business Included
Yes
Road Access
Yes
Listing Agency:
KW Platform
Listed By:
David T Schwartz
(518) 639-4663
Source:
Signatureonerealtygroup
Added: May 6
Changed: Sep 2
Last Checked: Sep 1 at 9:05PM
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 KW Platform
Investment Insights
Based on property information with market context.
This highly visible retail property is currently operating as a turnkey barbershop and is offered for sale as a functional, ready-to-occupy storefront. The site sits on a corner lot totaling 0.25 acres and includes a detached garage, adding practical space and flexibility.
The property features 81 feet of frontage on Guilderland Ave and 86 feet on Draper Ave, supporting strong street presence. It is located about one block off Curry Road and includes ample off-street parking for customer convenience.
Positioned within the Main Street / Neighborhood Center Overlay District, the property may support a range of permitted uses; review the attached zoning documents for specific details.
The property features 81 feet of frontage on Guilderland Ave and 86 feet on Draper Ave, supporting strong street presence. It is located about one block off Curry Road and includes ample off-street parking for customer convenience.
Positioned within the Main Street / Neighborhood Center Overlay District, the property may support a range of permitted uses; review the attached zoning documents for specific details.
Key Highlights
- Commercial property on a 0.25‑acre corner lot, located one block off Curry Road.
- 81 ft of frontage on Guilderland Ave and 86 ft of frontage on Draper Ave for strong street exposure.
- Currently operating as a barbershop; space is suited for a variety of small business uses.
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
$15,535
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
5.18%
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%
$310,700
$310.7K
Cap Rate 7%
$221,929
$221.9K
Cap Rate 9%
$172,611
$172.6K
Market Conditions
NOI Build-Up for 1,287 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
$23.2K $18.00/SF
− Vacancy
−$973 −$0.76/SF
EGI
$22.2K $17.24/SF
− OpEx
−$6.7K −$5.17/SF
NOI
$15.5K $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%
$310,700
Cap Rate 7%
$221,929
Cap Rate 9%
$172,611
Alternative Uses
Best Use
Retail
$221.9K
$194.2K – $258.9K
NOI $15,535 @ 7.0% cap · market cap 5.18%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.2K
$337.1K – $449.4K
NOI $26,965 @ 7.0% cap · market cap 8.99%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
414
Businesses Nearby
Under-served
Demand for This Use
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 Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Storefront property - Turnkey barbershop on a corner lot with 81 feet of frontage on Guilderland Ave and 86 feet on Draper Ave.
Where is this storefront property located?
The property is located at 2639 Guilderland Avenue Rotterdam, NY.
What is the asking price?
The asking price for this property is $299,999.
What are key features of this property?
This property features: Commercial property on a 0.25‑acre corner lot, located one block off Curry Road.; 81 ft of frontage on Guilderland Ave and 86 ft of frontage on Draper Ave for strong street exposure.; Currently operating as a barbershop; space is suited for a variety of small business uses.
