Mixed-Use Property with Service
New
For Sale
$380,000
2710 East Brutus Street, Brutus, NY 13166
Office and service areas are complemented by basement space, municipal water and sewer, and on-site parking.
Property Size3,178 SF
Days on Market4
Property Features for 2710 East Brutus Street
General Information
Standard status
Active
Size
3,178 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$5,750
Building Details
Building Size
3,178 SF
Year Built
1940
Listing Agency:
NextHome CNY Realty
Listed By:
David Dutton · License #10401354233
(315) 383-8059
Source:
Griffith-realty
Added: Sep 28
Changed: Sep 30
Last Checked: Sep 30 at 2:25PM
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 NextHome CNY Realty
Investment Insights
Based on property information with market context.
This mixed-use property combines approximately 3,178 square feet of office and service space with approximately 1,280 square feet of basement area on approximately 0.67 acres. The layout includes three private offices, a reception and lobby area, a break room, and four service bays. On-site parking is available, and municipal water and sewer serve the property.
The property occupies a corner location in Weedsport and is identified as commercially zoned. Its office, service, and basement areas provide a varied commercial configuration. Buyers should confirm permitted uses, zoning requirements, dimensions, square footage, and other property details with the appropriate municipal authorities. The building was constructed in 1940.
The property occupies a corner location in Weedsport and is identified as commercially zoned. Its office, service, and basement areas provide a varied commercial configuration. Buyers should confirm permitted uses, zoning requirements, dimensions, square footage, and other property details with the appropriate municipal authorities. The building was constructed in 1940.
Key Highlights
- Approximately 3,178 SF of office and service space, plus approximately 1,280 SF of basement space
- Approximately 0.67 acres
- Three private offices, reception/lobby area, break room, and four service bays
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
$27,267
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
7.18%
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%
$545,340
$545.3K
Cap Rate 7%
$389,529
$389.5K
Cap Rate 9%
$302,967
$303.0K
Market Conditions
NOI Build-Up for 3,178 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
$49.6K $15.60/SF
− Vacancy
−$5.9K −$1.87/SF
EGI
$43.6K $13.73/SF
− OpEx
−$16.4K −$5.15/SF
NOI
$27.3K $8.58/SF
Area
Cayuga County, NY
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$545,340
Cap Rate 7%
$389,529
Cap Rate 9%
$302,967
Alternative Uses
Best Use
Flex RnD
$570.1K
$498.9K – $665.2K
NOI $39,909 @ 7.0% cap · market cap 10.50%
Second Best
Mixed Use
$389.5K
$340.8K – $454.5K
NOI $27,267 @ 7.0% cap · market cap 7.18%
Theoretical Best
Office A
$704.3K
$616.3K – $821.7K
NOI $49,302 @ 7.0% cap · market cap 12.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
89
Businesses Nearby
Explore this area
Business Placement
Demographics for 13166, NY
5,398
Population
2,629
Households
2.1
Avg Household Size
46
Median Age
24%
College-Educated
93%
High-School Grad
40.9 sq mi
ZIP Area
132
Density / Sq Mi
$76,484
Median Household Income
$48,711
Median Earnings
$1,117
Median Rent
$150,800
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Office and service areas are complemented by basement space, municipal water and sewer, and on-site parking.
Where is this mixed-use property located?
The property is located at 2710 East Brutus Street Brutus, NY.
What is the asking price?
The asking price for this property is $380,000.
What are key features of this property?
This property features: Approximately 3,178 SF of office and service space, plus approximately 1,280 SF of basement space; Approximately 0.67 acres; Three private offices, reception/lobby area, break room, and four service bays
