Mixed-Use Property with Rental
For Sale
Under Contract
$429,000
400 Buckley Road, Liverpool, NY 13088
CommercialSale, Liverpool, NY
Property Size5,250 SF
Lot Size0.42 Acres
Price / SF$81.71
Days on Market252
Property Features for 400 Buckley Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
COM 1
Zoning description
Commercial
Rooms
Basement
Parking
10
Parking features
Driveway, Paved or Surfaced
Lot features
Irregular Lot
Elementary school district
Liverpool
Middle school district
Liverpool
High school district
Liverpool
Subdivision
Salina-314889
Standard status
Active Under Contract
APN
314889-085-000-0001-010-001-0000
Size
5,250 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
6875
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1949
Floors in Building
2
Number of units
4
Roof type
Shingle
Listing Agency:
Keller Williams Syracuse · Keller Williams Realty
Listed By:
Cory Rogers · License #10401343879
(315) 701-6900
Added: Jan 26
Changed: Sep 16
Last Checked: Oct 5 at 5:06AM
MLS# S1659729
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.
This 5,250-square-foot mixed-use property on a 0.42-acre lot combines residential and commercial components. The upper level contains two rental apartments: one two-bedroom unit and one one-bedroom unit. On the ground floor, the front space is configured for a grocery market and includes commercial coolers, while the rear area is set up for commercial baking or catering operations.
Built in 1949, the property has COM 1 zoning, a shingle roof, natural gas heating with baseboard and radiant systems, and public water and sewer. Paved or surfaced parking and a driveway serve the site, with additional land behind the building.
Built in 1949, the property has COM 1 zoning, a shingle roof, natural gas heating with baseboard and radiant systems, and public water and sewer. Paved or surfaced parking and a driveway serve the site, with additional land behind the building.
Key Highlights
- 5,250‑square‑foot mixed‑use building on a 0.42‑acre lot
- Two upstairs rental units: one 2‑bedroom and one 1‑bedroom
- Ground‑floor front 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
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Commercial building with two upstairs apartments, retail space, and a separate ground-floor commercial area.
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: 5,250‑square‑foot mixed‑use building on a 0.42‑acre lot; Two upstairs rental units: one 2‑bedroom and one 1‑bedroom; Ground‑floor front unit configured for a grocery market
