Mixed-Use Property with Commercial
For Sale
$429,000
400 Buckley Road, Liverpool, NY 13088
Two residential units are positioned above ground-floor commercial areas, including a grocery-market setup and a baking space.
Property Size5,250 SF
Lot Size0.42 Acres
Days on Market216
Property Features for 400 Buckley Road
General Information
Standard status
Active
Size
5,250 SF
Total Parking Spaces
10
Lot size
0.42 Acres
Property subtype
Commercial
Zoning
COM 1, Commercial
Units
Unit Mix
1 x 2BR, 1 x 1BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$6,875
Building Details
Building Size
5,250 SF
Year Built
1949
Buildings
1
Stories
2
Units
4
Listing Agency:
Keller Williams Syracuse
(315) 701-6900
Listed By:
Cory Rogers · License #10401343879
(315) 701-6900
Source:
Wcirealty
Added: Jan 26
Changed: Aug 29
Last Checked: Aug 29 at 4:58PM
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 Keller Williams Syracuse
Investment Insights
Based on property information with market context.
This mixed-use property includes two residential units on the upper level: one with two bedrooms and another with one bedroom. The ground floor has two separate commercial areas. The front space is configured for a grocery market and includes commercial coolers, while the rear area is set up for baking and catering operations.
The property occupies a .42-acre parcel at 400 Buckley Road in Liverpool, NY, within COM 1, Commercial zoning. Built in 1949, the building combines residential accommodations with existing commercial improvements and additional ground-floor space that can be retrofitted for other uses.
The property occupies a .42-acre parcel at 400 Buckley Road in Liverpool, NY, within COM 1, Commercial zoning. Built in 1949, the building combines residential accommodations with existing commercial improvements and additional ground-floor space that can be retrofitted for other uses.
Key Highlights
- .42‑acre mixed‑use parcel at 400 Buckley Road, Liverpool, NY 13088
- Two upstairs rental units: one 2‑bedroom unit and one 1‑bedroom unit
- Front ground‑floor unit configured for a grocery market
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
$23,574
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
5.50%
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%
$471,480
$471.5K
Cap Rate 7%
$336,771
$336.8K
Cap Rate 9%
$261,933
$261.9K
Market Conditions
NOI Build-Up for 5,250 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
$36.2K $6.89/SF
− Vacancy
−$2.5K −$0.48/SF
EGI
$33.7K $6.41/SF
− OpEx
−$10.1K −$1.92/SF
NOI
$23.6K $4.49/SF
Area
Onondaga County, NY
Vacancy
6.90%
Lease Rate
$6.89 /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%
$471,480
Cap Rate 7%
$336,771
Cap Rate 9%
$261,933
Alternative Uses
Best Use
Retail
$905.3K
$792.2K – $1.06M
NOI $63,372 @ 7.0% cap · market cap 14.77%
Second Best
Apartment 5plus
$708.1K
$619.6K – $826.2K
NOI $49,569 @ 7.0% cap · market cap 11.55%
Theoretical Best
Office A
$912.4K
$798.3K – $1.06M
NOI $63,867 @ 7.0% cap · market cap 14.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
379
Businesses Nearby
Explore this area
Business Placement
Demographics for 13088, NY
22,331
Population
11,242
Households
2
Avg Household Size
43
Median Age
35%
College-Educated
93%
High-School Grad
8.3 sq mi
ZIP Area
2,690
Density / Sq Mi
$73,814
Median Household Income
$46,985
Median Earnings
$1,104
Median Rent
$166,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two residential units are positioned above ground-floor commercial areas, including a grocery-market setup and a baking space.
Where is this mixed-use property located?
The property is located at 400 Buckley Road Liverpool, NY.
What is the asking price?
The asking price for this property is $429,000.
What are key features of this property?
This property features: .42‑acre mixed‑use parcel at 400 Buckley Road, Liverpool, NY 13088; Two upstairs rental units: one 2‑bedroom unit and one 1‑bedroom unit; Front ground‑floor unit configured for a grocery market
