Mixed-Use Investment Property For
For Sale
Contact for pricing
352 Main St, New York Mills, NY
Mixed-use property with residential and commercial units in New York Mills.
Property Size4,970 SF
Lot Size0.29 Acres
Price / SF$140.64
Days on Market354
Property Features for 352 Main St
General Information
Standard status
Active
Size
4,970 SF
Lot size
0.29 Acres
Property subtype
RETAIL
Listing Agency:
Pavia Real Estate Services
(315) 736-1555
Listed By:
Kevin Valenti · License #3321260
Source:
Moodyscre
Added: Sep 3, 2025
Changed: Jul 6
Last Checked: Aug 21 at 2:12PM
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 Pavia Real Estate Services
Investment Insights
Based on property information with market context.
This mixed-use investment property is located on Main Street in New York Mills. The property includes four residential units and one commercial unit, all of which are fully occupied. The building has undergone numerous upgrades. On-site parking is available. The property has a size of 4970 square feet.
Key Highlights
- Mixed‑use investment property
- Located on Main Street
- Four residential units and one commercial unit
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
$59,044
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
8.45%
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%
$1,180,880
$1.2M
Cap Rate 7%
$843,486
$843.5K
Cap Rate 9%
$656,044
$656.0K
Market Conditions
NOI Build-Up for 4,970 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
$107.4K $21.60/SF
− Vacancy
−$12.9K −$2.59/SF
EGI
$94.5K $19.01/SF
− OpEx
−$35.4K −$7.13/SF
NOI
$59.0K $11.88/SF
Area
Oneida County, NY
Vacancy
12.00%
Lease Rate
$21.60 /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%
$1,180,880
Cap Rate 7%
$843,486
Cap Rate 9%
$656,044
Alternative Uses
Best Use
Mixed Use
$843.5K
$738.1K – $984.1K
NOI $59,044 @ 7.0% cap · market cap 8.45%
Second Best
Retail
$714.2K
$624.9K – $833.2K
NOI $49,993 @ 7.0% cap · market cap 7.15%
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,679 @ 7.0% cap · market cap 13.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
375
Businesses Nearby
Explore this area
Business Placement
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with residential and commercial units in New York Mills.
Where is this mixed-use property located?
The property is located at 352 Main St New York Mills, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Mixed‑use investment property; Located on Main Street; Four residential units and one commercial unit
