Mixed-Use Property with
For Sale
$495,000
Pending
407 Tulip Street, Liverpool, NY 13088
COMMERCIAL - Liverpool, NY
Property Size9,646 SF
Lot Size0.17 Acres
Days on Market804
Property Features for 407 Tulip Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Parking
9
Elementary school district
Liverpool
Middle school district
Liverpool
High school district
Liverpool
Directions
Oswego Road to Tulip St
Subdivision
Liverpool-Village-314801
Standard status
Pending
APN
314801-005-000-0003-007-000-0000
Size
9,646 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Annual Amount
638
Utilities
Sewer type
Public Sewer
Building Details
Year built
1965
Floors in Building
1
Roof type
Flat
Listing Agency:
Rooftop Realty Group LLC
(315) 944-2198
Listed By:
Mark Cardone · License #10491208497
(315) 456-8926
Added: Jun 12, 2024
Changed: Aug 19
Last Checked: Aug 24 at 9:06PM
MLS# S1545256
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 mixed-use property combines retail, restaurant, café, and office components within a flexible commercial layout. The front section is fitted for café or restaurant operations, while the rear includes seven individual offices that can support separate occupancies or a shared workspace arrangement. The source information reports a total property size of 9,646 square feet; a separate reference to 4,800 square feet conflicts with that figure and is not used here.
Built in 1965, the building has a flat roof and is served by public sewer. It is located at 407 Tulip Street in Liverpool, New York, within a commercial zoning designation. The office configuration and restaurant improvements create distinct areas for business operations and office use within the same property.
Built in 1965, the building has a flat roof and is served by public sewer. It is located at 407 Tulip Street in Liverpool, New York, within a commercial zoning designation. The office configuration and restaurant improvements create distinct areas for business operations and office use within the same property.
Key Highlights
- Equipped café and restaurant area in the front portion
- Seven offices arranged in the rear section
- 9,646 square feet of property size
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
$29,940
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
6.05%
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%
$598,800
$598.8K
Cap Rate 7%
$427,714
$427.7K
Cap Rate 9%
$332,667
$332.7K
Market Conditions
NOI Build-Up for 9,646 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
$41.7K $4.32/SF
− Vacancy
−$1.8K −$0.18/SF
EGI
$39.9K $4.14/SF
− OpEx
−$10.0K −$1.03/SF
NOI
$29.9K $3.10/SF
Area
Onondaga County, NY
Vacancy
4.20%
Lease Rate
$4.32 /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%
$598,800
Cap Rate 7%
$427,714
Cap Rate 9%
$332,667
Alternative Uses
Best Use
Retail
$1.66M
$1.46M – $1.94M
NOI $116,435 @ 7.0% cap · market cap 23.52%
Second Best
Office B
$1.45M
$1.27M – $1.70M
NOI $101,729 @ 7.0% cap · market cap 20.55%
Theoretical Best
Office A
$1.68M
$1.47M – $1.96M
NOI $117,345 @ 7.0% cap · market cap 23.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Office units
Location Intelligence
Trade Area within ½ mile
542
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Commercially zoned property combining an equipped café and restaurant area with retail and office space.
Where is this mixed-use property located?
The property is located at 407 Tulip Street Liverpool, NY.
What is the asking price?
The asking price for this property is $495,000.
What are key features of this property?
This property features: Equipped café and restaurant area in the front portion; Seven offices arranged in the rear section; 9,646 square feet of property size
