Building Details

Building Size 2,090 SF

Year Built 1920

Buildings 2

Stories 2

Listing Agency: Howard Hanna Cny Inc

Listed By: Paul F. Sacco Show Phone

Source: Elliman

Added: Sep 1 Last Checked: Sep 2 at 7:34PM

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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 Howard Hanna Cny Inc

Investment Insights

Based on property information with market context.

Built in 1920, this mixed-use property combines a room-rich first floor with an independent two-bedroom apartment on the level above. The lower floor includes multiple room sizes, several bathrooms, and water connections in many rooms, supporting a range of professional, medical, office, or business configurations. A detached pole-barn garage and abundant on-site parking add functional support for the property.

The building is located at 2825 Paris Green in Paris, New York, with a highly visible setting identified in the property information. Its prior operation as a veterinary clinic and animal hospital provides context for the existing room arrangement, while the separate apartment creates residential space within the overall layout. Walkability is limited, with a walk score of 0, and the property has a bike score of 28, classified as Somewhat Bikeable.

Key Highlights

• Separate two‑bedroom apartment occupies the second floor
• First floor includes multiple large and small rooms with several bathrooms
• Water access is available in many first‑floor rooms

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

$26,334

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

7.52%

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%

$526,680 $526.7K

Cap Rate 7%

$376,200 $376.2K

Cap Rate 9%

$292,600 $292.6K

Market Conditions

NOI Build-Up for 2,090 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

$43.9K $21.00/SF

− Vacancy

−$8.8K −$4.20/SF

EGI

$35.1K $16.80/SF

− OpEx

−$8.8K −$4.20/SF

NOI

$26.3K $12.60/SF

Area

Oneida County, NY

Vacancy

20.00%

Lease Rate

$21.00 /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%

$526,680

Cap Rate 7%

$376,200

Cap Rate 9%

$292,600

Alternative Uses

Best Use

Office B

$376.2K

$329.2K – $438.9K (±1% cap)

NOI $26,334 @ 7.0% cap · market cap 7.52%

Second Best

Healthcare Medical

$355.9K

$311.5K – $415.3K (±1% cap)

NOI $24,916 @ 7.0% cap · market cap 7.12%

Theoretical Best

Office A

$550.8K

$481.9K – $642.6K (±1% cap)

NOI $38,553 @ 7.0% cap · market cap 11.02%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Medical Office Space

Suggested Use

Top Pick Restaurant Bed & Breakfast

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

14

Businesses Nearby

Explore this area Business Placement

Demographics for 13456, NY

3,941

Population

1,549

Households

2.5

Avg Household Size

42

Median Age

35%

College-Educated

97%

High-School Grad

25.5 sq mi

ZIP Area

155

Density / Sq Mi

$90,893

Median Household Income

$56,250

Median Earnings

$822

Median Rent

$254,600

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Two-story layout pairs a flexible first-floor commercial configuration with separate residential space above.

Where is this mixed-use property located?

The property is located at 2825 Paris Grn Paris, 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: Separate two‑bedroom apartment occupies the second floor; First floor includes multiple large and small rooms with several bathrooms; Water access is available in many first‑floor rooms