Building Details

Year built 1960

Building materials Block

Roof type Rubber

Listing Agency: Country Boy Realty c***@gmail.com Show Phone

Listed By: Matthew Loder · License #10311204132 Show Phone

Added: Jun 23 Changed: Sep 12 Last Checked: Sep 27 at 1:06PM

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MLS# 202620293

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Investment Insights

Based on property information with market context.

This 1,400-square-foot commercial property on 0.7 acres includes an operating liquor and wine retail business, the real estate, and the established business entity. The building dates to 1960 and features block construction, forced-air heating, ductless cooling, a rubber roof, off-street parking, well water, and a septic tank. Commercial zoning supports the property's retail configuration.

The property occupies the corner of US Highway 20 and Route 30 at a controlled traffic light intersection in Sloansville, New York. Its setting provides access to Schoharie, Cobleskill, and the greater Capital District. The business has served the community since 2012 and is offered with its existing equipment and inventory.

Key Highlights

• 1,400‑square‑foot commercial building on 0.7 acres
• Operating liquor and wine retail business included with the real estate
• Established business has served the community since 2012

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 (±1% cap)

NOI $19,397 @ 7.0% cap · market cap 4.56%

Second Best

Retail

$241.7K

$211.5K – $281.9K (±1% cap)

NOI $16,916 @ 7.0% cap · market cap 3.98%

Theoretical Best

Office A

$369.4K

$323.2K – $430.9K (±1% cap)

NOI $25,855 @ 7.0% cap · market cap 6.08%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Grocery and convenience stores

Lease Details

Turnkey business

Opportunity

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

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Operating liquor and wine business offered with the real estate and established business entity.

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 retail business included with the real estate; Established business has served the community since 2012