Flex Space with Overhead
For Sale
$635,900
3975B Curtis Coopers rd, Campbell, NY 14821
COMMERCIAL - Campbell, NY
Property Size4,360 SF
Lot Size1.16 Acres
Price / SF$145.85
Days on Market408
Property Features for 3975B Curtis Coopers rd
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
conf
Zoning description
Light Industrial
Parking
50
Parking features
Driveway
Lot features
Irregular Lot
Elementary school district
Campbell-Savona
Middle school district
Campbell-Savona
High school district
Campbell-Savona
Directions
from main st in coopers plains, go west to smith hill rd, then right on curtis coopers rd will be on the left
Subdivision
Campbell-463000
Standard status
Active
APN
463000-261-000-0001-041-200
Size
4,360 SF
Lot size
1.16 Acres
Taxes and HOA fees
Tax Annual Amount
3411
Utilities
Sewer type
Septic Tank
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Well
Building Details
Floors in Building
1
Flooring type
Vinyl, Linoleum, Concrete
Roof type
Metal
Listing Agency:
Signature Properties
(607) 796-9817
Listed By:
Mark A. Costanza · License #30CO0988217
(607) 738-9911
Added: Jul 9, 2025
Changed: Aug 4
Last Checked: Aug 20 at 9:06AM
MLS# R1621448
Copyright © 2026 New York State Alliance of MLSs, LLC. 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.
A versatile flex space property in Campbell includes a separate office building and an insulated steel shop structure, supported by on-site utilities and designed for flexible operational use. The office building is 28' x 50' and includes three private offices, a full bath, and a kitchen. The insulated steel shop building is 40' x 60' and features an 18' high overhead door, three-phase electric, five 220V post stations, natural gas heat, a quarter bath, a Cryovac system, a steel mezzanine, and lifting beams with a hoist. Flooring includes linoleum, concrete, and vinyl, and the roof is metal.
The property sits on 1.158 acres and fronts busy Route 86, with approximately 300 cars every 10 minutes noted in the remarks. Parking is provided via a driveway. The site is served by a well for water and a septic tank for sewer.
Additional included elements can support mixed-use operations, including a display lot and billboard assets. Remarks note two rented billboards and a third billboard (facing east) that is fully owned and included with the sale, along with real estate, buildings, and business infrastructure while the business is still operational.
The property sits on 1.158 acres and fronts busy Route 86, with approximately 300 cars every 10 minutes noted in the remarks. Parking is provided via a driveway. The site is served by a well for water and a septic tank for sewer.
Additional included elements can support mixed-use operations, including a display lot and billboard assets. Remarks note two rented billboards and a third billboard (facing east) that is fully owned and included with the sale, along with real estate, buildings, and business infrastructure while the business is still operational.
Key Highlights
- Insulated steel shop building 40' x 60' with an 18' high overhead door
- Office building 28' x 50' with three private offices, full bath, and kitchen
- Three‑phase electric plus five 220V post stations; natural gas heat
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
$56,317
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
8.86%
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%
$1,126,340
$1.1M
Cap Rate 7%
$804,529
$804.5K
Cap Rate 9%
$625,744
$625.7K
Market Conditions
NOI Build-Up for 4,360 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
$94.2K $21.60/SF
− Vacancy
−$7.5K −$1.73/SF
EGI
$86.6K $19.87/SF
− OpEx
−$30.3K −$6.96/SF
NOI
$56.3K $12.92/SF
Area
Steuben County, NY
Vacancy
8.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
35.00%
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%
$1,126,340
Cap Rate 7%
$804,529
Cap Rate 9%
$625,744
Alternative Uses
Best Use
Flex RnD
$804.5K
$704.0K – $938.6K
NOI $56,317 @ 7.0% cap · market cap 8.86%
Second Best
Office B
$787.0K
$688.7K – $918.2K
NOI $55,093 @ 7.0% cap · market cap 8.66%
Theoretical Best
Office A
$1.06M
$930.0K – $1.24M
NOI $74,403 @ 7.0% cap · market cap 11.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 14821, NY
3,115
Population
1,357
Households
2.3
Avg Household Size
46
Median Age
16%
College-Educated
93%
High-School Grad
55.9 sq mi
ZIP Area
56
Density / Sq Mi
$76,830
Median Household Income
$46,510
Median Earnings
$1,083
Median Rent
$133,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Flex space with central air and natural gas heat, featuring office space and an insulated shop building with an overhead door.
Where is this flex space located?
The property is located at 3975B Curtis Coopers rd Campbell, NY.
What is the asking price?
The asking price for this property is $635,900.
What are key features of this property?
This property features: Insulated steel shop building 40' x 60' with an 18' high overhead door; Office building 28' x 50' with three private offices, full bath, and kitchen; Three‑phase electric plus five 220V post stations; natural gas heat
