Mixed-Use Building with Coffee
For Sale
$350,000
265 S Pearl Street, Albany, NY 12202
COMMERCIAL - Albany, NY
Property Size2,320 SF
Lot Size0.03 Acres
Price / SF$150.86
Days on Market963
Property Features for 265 S Pearl Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
On Street
Basement
Unfinished
High school
Albany
Elementary school district
Albany
Middle school district
Albany
High school district
Albany
Directions
South Pearl Street between Arch St. and Morton Street.
Standard status
Active
APN
010100 76.57-4-12
Size
2,320 SF
Lot size
0.03 Acres
Taxes and HOA fees
Tax Annual Amount
3433
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Water source
Public
Building Details
Year built
1910
Floors in Building
2
Building materials
Frame, Brick
Listing Agency:
Berkshire Hathaway Home Services Blake · Berkshire Hathaway HomeServices
(518) 464-0870
Listed By:
Louis Marocco · License #10401376321
(518) 429-1728
Added: Jan 3, 2024
Changed: Aug 4
Last Checked: Aug 23 at 11:06AM
MLS# 202410101
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,320-square-foot mixed-use building pairs a first-floor coffee and luncheonette operation with a second-floor two-bedroom apartment. The operating business, including its furniture, fixtures, and equipment, is included in the sale. The property offers a combination of commercial and residential components within one building.
Constructed in 1910, the frame-and-brick structure is served by forced-air heat, public water, and public sewer. On-street parking is available, and the property is located in Albany, NY. Commercial zoning supports the stated mixed-use configuration.
Constructed in 1910, the frame-and-brick structure is served by forced-air heat, public water, and public sewer. On-street parking is available, and the property is located in Albany, NY. Commercial zoning supports the stated mixed-use configuration.
Key Highlights
- 2,320‑square‑foot mixed‑use property
- First‑floor coffee and luncheonette shop included
- Two‑bedroom apartment on the second floor
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
$32,144
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
9.18%
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%
$642,880
$642.9K
Cap Rate 7%
$459,200
$459.2K
Cap Rate 9%
$357,156
$357.2K
Market Conditions
NOI Build-Up for 2,320 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
$45.9K $19.80/SF
− Vacancy
−$3.1K −$1.33/SF
EGI
$42.9K $18.47/SF
− OpEx
−$10.7K −$4.62/SF
NOI
$32.1K $13.86/SF
Area
Albany, NY
Vacancy
6.70%
Lease Rate
$19.80 /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%
$642,880
Cap Rate 7%
$459,200
Cap Rate 9%
$357,156
Alternative Uses
Best Use
Specialty Retail
$459.2K
$401.8K – $535.7K
NOI $32,144 @ 7.0% cap · market cap 9.18%
Second Best
Mixed Use
$390.6K
$341.8K – $455.7K
NOI $27,344 @ 7.0% cap · market cap 7.81%
Theoretical Best
Office A
$612.1K
$535.6K – $714.1K
NOI $42,846 @ 7.0% cap · market cap 12.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
2,567
Businesses Nearby
11k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 81%
Electronics 19%
Dollar General
Shops & Services
4,102 visits/mo
0.2 miles
U-Haul Moving & Storage Of Albany
Shops & Services
3,480 visits/mo
0.2 miles
Boost Mobile
Electronics
2,019 visits/mo
0.3 miles
Family Dollar
Shops & Services
1,135 visits/mo
0.4 miles
Demographics for 12202, NY
10,257
Population
5,434
Households
1.9
Avg Household Size
34
Median Age
33%
College-Educated
80%
High-School Grad
2.0 sq mi
ZIP Area
5,129
Density / Sq Mi
$49,684
Median Household Income
$34,656
Median Earnings
$1,012
Median Rent
$139,800
Median Home Value
Market
Vacancy Rate% for Retail in Albany, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercial property combines an established first-floor food business with a two-bedroom apartment above.
Where is this mixed-use property located?
The property is located at 265 S Pearl Street Albany, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: 2,320‑square‑foot mixed‑use property; First‑floor coffee and luncheonette shop included; Two‑bedroom apartment on the second floor
