Auto Shop with Vehicle
For Sale
$1,150,000
301 N Main Street, Liberty, NY 12754
Established auto body operation with included equipment, staffed technicians, and access from two roads in downtown Liberty.
Property Size5,020 SF
Lot Size0.60 Acres
Price / SF$230
Days on Market121
Property Features for 301 N Main Street
General Information
Standard status
Active
Size
5,020 SF
Lot size
0.60 Acres
Property subtype
Commercial
Site & Location
Road Access
Yes
Fenced Yard
Yes
Outdoor Storage
Yes
Additional Details
Business Included
Yes
Taxes and HOA fees
Annual Taxes
$12,578
Amenities
four overhead doors
down draft spray booth
radiant heated floors
14-16 foot ceilings
Phase III electric
new high efficient furnace
Building Details
Building Size
5,020 SF
Year Built
1960
Buildings
1
Stories
2
Listing Agency:
Weichert Realtors
(845) 304-4376
Listed By:
Thomas D Lorusso
(845) 304-4376
Source:
Alexandermadisonhomes
Added: May 1
Changed: Aug 28
Last Checked: Aug 28 at 7:51PM
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 Weichert Realtors
Investment Insights
Based on property information with market context.
This sale combines an established auto body business with its 5,000-square-foot facility on a 0.6-acre corner site comprising two parcels. The building dates to 1960 and includes four overhead doors, a secured vehicle storage area with two gated entrances, a down-draft spray booth, frame straightener, radiant heated floors, 14–16-foot ceilings, Phase III electric, and a new high-efficiency furnace. Equipment is included with the real estate and business.
The property has frontage on Main Street and Columbia, with traffic flow along both roads in downtown Liberty. The operation has been active for over 20 years and includes technicians, established vendor relationships, and a customer base. It also serves as a DRP for two large insurance companies. The owner is willing to assist with transition, and the sale includes the operating business, equipment, and underlying property.
The property has frontage on Main Street and Columbia, with traffic flow along both roads in downtown Liberty. The operation has been active for over 20 years and includes technicians, established vendor relationships, and a customer base. It also serves as a DRP for two large insurance companies. The owner is willing to assist with transition, and the sale includes the operating business, equipment, and underlying property.
Key Highlights
- 5,000 sqft building on 0.6 acres across two parcels
- Corner location with two road frontages on Main Street and Columbia
- Four overhead doors and secured vehicle storage lot with two separate gates
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
$60,354
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
5.25%
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%
$1,207,080
$1.2M
Cap Rate 7%
$862,200
$862.2K
Cap Rate 9%
$670,600
$670.6K
Market Conditions
NOI Build-Up for 5,000 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
$90.0K $18.00/SF
− Vacancy
−$3.8K −$0.76/SF
EGI
$86.2K $17.24/SF
− OpEx
−$25.9K −$5.17/SF
NOI
$60.4K $12.07/SF
Area
Sullivan County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$1,207,080
Cap Rate 7%
$862,200
Cap Rate 9%
$670,600
Alternative Uses
Best Use
Retail
$862.2K
$754.4K – $1.01M
NOI $60,354 @ 7.0% cap · market cap 5.25%
Second Best
Industrial
$598.3K
$523.6K – $698.1K
NOI $41,884 @ 7.0% cap · market cap 3.64%
Theoretical Best
Office A
$1.37M
$1.20M – $1.60M
NOI $96,000 @ 7.0% cap · market cap 8.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
382
Businesses Nearby
11k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 67%
Dining 33%
Krispy Krunchy Chicken
Dining
3,698 visits/mo
0.1 miles
Family Dollar
Shops & Services
2,943 visits/mo
0.3 miles
KeyBank
Shops & Services
2,537 visits/mo
0.4 miles
Sunoco
Shops & Services
1,977 visits/mo
0.2 miles
Demographics for 12754, NY
7,654
Population
3,783
Households
2
Avg Household Size
39
Median Age
23%
College-Educated
89%
High-School Grad
28.3 sq mi
ZIP Area
270
Density / Sq Mi
$56,597
Median Household Income
$38,067
Median Earnings
$905
Median Rent
$190,700
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?
Auto shop - Established auto body operation with included equipment, staffed technicians, and access from two roads in downtown Liberty.
Where is this auto shop located?
The property is located at 301 N Main Street Liberty, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: 5,000 sqft building on 0.6 acres across two parcels; Corner location with two road frontages on Main Street and Columbia; Four overhead doors and secured vehicle storage lot with two separate gates
