Operating Convenience Store
For Sale
$425,000
3585 US-20, Sloansville, NY 12160
COMMERCIAL - Sloansville, NY
Property Size1,400 SF
Lot Size0.70 Acres
Price / SF$303.57
Days on Market50
Property Features for 3585 US-20
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking
20
Parking features
Off Street
Lot features
Road Frontage
Directions
From Cobleskill take NY-7 E. Turn left onto NY-30A N and follow it for 3.8 miles. Turn right onto US-20 E, and in 128 feet, make an immediate left. The business will be on your right.
Standard status
Active
APN
433089 27.2-2-16
Size
1,400 SF
Lot size
0.70 Acres
Taxes and HOA fees
Tax Annual Amount
4616
Utilities
Sewer type
Septic Tank
Heating system
Forced Air
Cooling system
Ductless
Water source
Well
Building Details
Year built
1960
Building materials
Block
Roof type
Rubber
Listing Agency:
Country Boy Realty
(518) 234-4371
Listed By:
Matthew Loder · License #10311204132
(518) 378-1235
Added: Jun 23
Changed: Aug 4
Last Checked: Aug 11 at 11:06PM
MLS# 202620293
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 1,400-square-foot commercial property combines an operating liquor and wine store with the underlying real estate. The business has served customers since 2012 and is offered with its existing equipment and approximately $100,000 in current inventory. The building was constructed in 1960 with block construction, forced-air heat, ductless cooling, a rubber roof, off-street parking, well water, and a septic tank.
The 0.7-acre site occupies the corner of US Highway 20 and Route 30 at a controlled traffic-light intersection. Commercial zoning supports the current retail use. Its position along the highway corridor places the store within reach of Schoharie, Cobleskill, and the greater Capital District, while also serving traffic associated with the surrounding region.
The 0.7-acre site occupies the corner of US Highway 20 and Route 30 at a controlled traffic-light intersection. Commercial zoning supports the current retail use. Its position along the highway corridor places the store within reach of Schoharie, Cobleskill, and the greater Capital District, while also serving traffic associated with the surrounding region.
Key Highlights
- 1,400‑square‑foot commercial building on 0.7 acres
- Operating liquor and wine store serving the community since 2012
- Corner location at US Highway 20 and Route 30
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
$19,397
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
4.56%
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%
$387,940
$387.9K
Cap Rate 7%
$277,100
$277.1K
Cap Rate 9%
$215,522
$215.5K
Market Conditions
NOI Build-Up for 1,400 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
$27.7K $19.80/SF
− Vacancy
−$1.9K −$1.33/SF
EGI
$25.9K $18.47/SF
− OpEx
−$6.5K −$4.62/SF
NOI
$19.4K $13.86/SF
Area
Schoharie County, NY
Vacancy
6.70%
Lease Rate
$19.80 /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%
$387,940
Cap Rate 7%
$277,100
Cap Rate 9%
$215,522
Alternative Uses
Best Use
Specialty Retail
$277.1K
$242.5K – $323.3K
NOI $19,397 @ 7.0% cap · market cap 4.56%
Second Best
Retail
$241.7K
$211.5K – $281.9K
NOI $16,916 @ 7.0% cap · market cap 3.98%
Theoretical Best
Office A
$369.4K
$323.2K – $430.9K
NOI $25,855 @ 7.0% cap · market cap 6.08%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
9k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Mobil
Shops & Services
7,287 visits/mo
0.1 miles
U-Haul
Shops & Services
1,349 visits/mo
0.5 miles
Demographics for 12160, NY
938
Population
421
Households
2.2
Avg Household Size
46
Median Age
13%
College-Educated
91%
High-School Grad
15.5 sq mi
ZIP Area
61
Density / Sq Mi
$70,833
Median Household Income
$49,028
Median Earnings
$1,069
Median Rent
$159,800
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?
Grocery and convenience store - Established liquor and wine retailer with commercial zoning, highway access, and an operating business included in the sale.
Where is this grocery and convenience store located?
The property is located at 3585 US-20 Sloansville, NY.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: 1,400‑square‑foot commercial building on 0.7 acres; Operating liquor and wine store serving the community since 2012; Corner location at US Highway 20 and Route 30
