Brick Mixed-Use Property with
New
For Sale
$325,000
2735 Broadway, Rotterdam, NY 12306
Single-story commercial building with flexible interior rooms, storefront glazing, outdoor deck space, and mixed-use designation.
Property Size1,334 SF
Lot Size0.15 Acres
Price / SF$243.63
Days on Market2
Property Features for 2735 Broadway
General Information
Standard status
Active
Size
1,334 SF
Total Parking Spaces
16
Lot size
0.15 Acres
Zoning
Mixed
Taxes and HOA fees
Annual Taxes
$5,489
Building Details
Year Built
1980
Buildings
1
Stories
1
Construction
brick
Listing Agency:
Miranda Real Estate Group Inc
Listed By:
Moonrani G Gumani · License #10401352209
(201) 238-4972
Source:
Capmarkrealty
Added: Sep 12
Last Checked: Sep 13 at 4:50AM
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 Miranda Real Estate Group Inc
Investment Insights
Based on property information with market context.
This single-story mixed-use property combines a 1,334-square-foot brick building with a level 0.15-acre lot. The interior includes an open central area with exposed brick details, large storefront windows, several private rooms, and a full bathroom. A rear composite deck provides additional outdoor space, while forced-air heat, central air, an asphalt shingle roof, and public water and sewer support the existing improvements. Built in 1980, the property is offered with the building and land, with possession at closing.
The site includes 16 off-street parking spaces and is positioned at 2735 Broadway in Rotterdam, NY 12306. Access is available through 90W and 890W to Broadway. The property carries a mixed-use designation and is described with mixed zoning, supporting potential office, retail, office/retail combination, restaurant, tavern, convenience store, and professional-services applications.
The site includes 16 off-street parking spaces and is positioned at 2735 Broadway in Rotterdam, NY 12306. Access is available through 90W and 890W to Broadway. The property carries a mixed-use designation and is described with mixed zoning, supporting potential office, retail, office/retail combination, restaurant, tavern, convenience store, and professional-services applications.
Key Highlights
- 1,334‑square‑foot brick building on a 0.15‑acre lot
- 16 off‑street parking spaces
- Mixed‑use designation with mixed zoning
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
$18,409
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
5.66%
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%
$368,180
$368.2K
Cap Rate 7%
$262,986
$263.0K
Cap Rate 9%
$204,544
$204.5K
Market Conditions
NOI Build-Up for 1,334 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
$32.0K $24.00/SF
− Vacancy
−$2.6K −$1.92/SF
EGI
$29.5K $22.08/SF
− OpEx
−$11.0K −$8.28/SF
NOI
$18.4K $13.80/SF
Area
Schenectady County, NY
Vacancy
8.00%
Lease Rate
$24.00 /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%
$368,180
Cap Rate 7%
$262,986
Cap Rate 9%
$204,544
Alternative Uses
Best Use
Mixed Use
$263.0K
$230.1K – $306.8K
NOI $18,409 @ 7.0% cap · market cap 5.66%
Second Best
Retail
$230.0K
$201.3K – $268.4K
NOI $16,102 @ 7.0% cap · market cap 4.95%
Theoretical Best
Office A
$399.3K
$349.4K – $465.8K
NOI $27,950 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
410
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Single-story commercial building with flexible interior rooms, storefront glazing, outdoor deck space, and mixed-use designation.
Where is this mixed-use property located?
The property is located at 2735 Broadway Rotterdam, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,334‑square‑foot brick building on a 0.15‑acre lot; 16 off‑street parking spaces; Mixed‑use designation with mixed zoning
