Historic Two-Story
For Sale
$279,000
2805 State Route 49, Blossvale, NY 13308
Updated commercial building with a custom bar, four upstairs rooms, and substantial road exposure.
Property Size6,507 SF
Lot Size2.50 Acres
Price / SF$42.88
Days on Market56
Property Features for 2805 State Route 49
General Information
Standard status
Active
Size
6,507 SF
Lot size
2.50 Acres
Additional Details
Road Access
Yes
Building Details
Year Built
1940
Year Renovated
2015
Buildings
1
Stories
2
Listing Agency:
Hunt Real Estate ERA
(214) 597-8269
Listed By:
Erica Laquidara
Source:
Skinnercnyrealty
Added: Jul 6
Changed: Aug 29
Last Checked: Aug 25 at 5:28AM
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 Hunt Real Estate ERA
Investment Insights
Based on property information with market context.
The historic former Vienna Hotel is a two-story commercial property on approximately 2.5 acres in Blossvale. The building has received major improvements in 2015 and additional upgrades during the past couple years, including work to the roof, siding, heat pumps, and many windows. A large custom bar occupies the main level, while four former hotel rooms are located upstairs. The property will be cleared for the next owner, leaving the existing improvements and interior configuration available for a new operating concept.
Located at the corner of State Route 49 and State Route 13, the property has 582 feet of total road frontage and sits minutes from the water. Its established hotel layout and existing bar area support continued hospitality use, subject to applicable approvals.
Located at the corner of State Route 49 and State Route 13, the property has 582 feet of total road frontage and sits minutes from the water. Its established hotel layout and existing bar area support continued hospitality use, subject to applicable approvals.
Key Highlights
- Approximately 2.5 acres
- 582 feet of total road frontage
- Corner location at State Route 49 and State Route 13
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
$25,036
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
8.97%
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%
$500,720
$500.7K
Cap Rate 7%
$357,657
$357.7K
Cap Rate 9%
$278,178
$278.2K
Market Conditions
NOI Build-Up for 6,507 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
$117.1K $18.00/SF
− Vacancy
−$64.4K −$9.90/SF
EGI
$52.7K $8.10/SF
− OpEx
−$27.7K −$4.25/SF
NOI
$25.0K $3.85/SF
Area
Oneida County, NY
Vacancy
55.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
52.50%
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%
$500,720
Cap Rate 7%
$357,657
Cap Rate 9%
$278,178
Alternative Uses
Best Use
Specialty Retail
$1.07M
$936.9K – $1.25M
NOI $74,949 @ 7.0% cap · market cap 26.86%
Second Best
Hotel Hospitality
$357.7K
$313.0K – $417.3K
NOI $25,036 @ 7.0% cap · market cap 8.97%
Theoretical Best
Office A
$1.71M
$1.50M – $2.00M
NOI $120,031 @ 7.0% cap · market cap 43.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
20
Businesses Nearby
Explore this area
Business Placement
Demographics for 13308, NY
3,722
Population
2,026
Households
1.8
Avg Household Size
45
Median Age
23%
College-Educated
87%
High-School Grad
37.9 sq mi
ZIP Area
98
Density / Sq Mi
$86,072
Median Household Income
$49,832
Median Earnings
$1,040
Median Rent
$124,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Hotel - Updated commercial building with a custom bar, four upstairs rooms, and substantial road exposure.
Where is this hotel located?
The property is located at 2805 State Route 49 Blossvale, NY.
What is the asking price?
The asking price for this property is $279,000.
What are key features of this property?
This property features: Approximately 2.5 acres; 582 feet of total road frontage; Corner location at State Route 49 and State Route 13
