Automotive Repair and Retail
For Sale
$250,000
412 Wolf Street, Syracuse, NY 13208
Auto shop and retail commercial property offered for sale in Syracuse, NY.
Property Size3,200 SF
Price / SF$78.13
Days on Market420
Property Features for 412 Wolf Street
General Information
Standard status
Active
Size
3,200 SF
Property subtype
Commercial Sale / Mixed Use
Taxes and HOA fees
Annual Taxes
$5,476
Amenities
One
Gas, Forced Air
Yes
3200.0
No
Carpet, Hardwood, Varies
Asphalt
Building Details
Year Built
1950
Stories
1
Listing Agency:
Keller Williams Syracuse
Listed By:
Jan H Nastri Jr. · License #10401205853
(315) 701-6900
Source:
Compass
Added: Jul 12, 2025
Changed: Aug 8
Last Checked: Jul 20 at 5:37PM
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 property is categorized as an automotive repair/auto shop use with retail space components. It is offered for sale at a stated 3,200 square feet.
Located at 412 Wolf Street in Syracuse, NY 13208, the asset is positioned as a mixed automotive and retail commercial opportunity.
With its automotive-focused classification and combined retail space, the building may suit businesses looking to operate service and retail in the same commercial location.
Located at 412 Wolf Street in Syracuse, NY 13208, the asset is positioned as a mixed automotive and retail commercial opportunity.
With its automotive-focused classification and combined retail space, the building may suit businesses looking to operate service and retail in the same commercial location.
Key Highlights
- Auto shop and retail commercial property for sale in Syracuse, NY
- One‑story layout with 3,200 total SF
- Gas forced‑air heating (heating is available)
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
$14,264
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
5.71%
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%
$285,280
$285.3K
Cap Rate 7%
$203,771
$203.8K
Cap Rate 9%
$158,489
$158.5K
Market Conditions
NOI Build-Up for 3,200 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
$21.9K $6.84/SF
− Vacancy
−$1.5K −$0.47/SF
EGI
$20.4K $6.37/SF
− OpEx
−$6.1K −$1.91/SF
NOI
$14.3K $4.46/SF
Area
Syracuse, NY
Vacancy
6.90%
Lease Rate
$6.84 /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%
$285,280
Cap Rate 7%
$203,771
Cap Rate 9%
$158,489
Alternative Uses
Best Use
Retail
$404.7K
$354.1K – $472.1K
NOI $28,326 @ 7.0% cap · market cap 11.33%
Second Best
Industrial
$203.8K
$178.3K – $237.7K
NOI $14,264 @ 7.0% cap · market cap 5.71%
Theoretical Best
Office A
$556.1K
$486.6K – $648.8K
NOI $38,928 @ 7.0% cap · market cap 15.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,110
Businesses Nearby
146k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 57%
Dining 20%
Shops & Services 12%
Hotels & Casinos 11%
Macy's
Apparel
82,674 visits/mo
0.4 miles
Wendy's
Dining
17,705 visits/mo
0.2 miles
Embassy Suites by Hilton Syracuse Destiny
Hotels & Casinos
16,495 visits/mo
0.4 miles
Dunkin' Donuts
Dining
11,095 visits/mo
0.3 miles
Family Dollar
Shops & Services
8,880 visits/mo
0.2 miles
Demographics for 13208, NY
23,603
Population
10,325
Households
2.3
Avg Household Size
33
Median Age
19%
College-Educated
77%
High-School Grad
4.1 sq mi
ZIP Area
5,757
Density / Sq Mi
$40,641
Median Household Income
$35,015
Median Earnings
$999
Median Rent
$110,300
Median Home Value
Market
Vacancy Rate% for Retail in Syracuse, NY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- RSG Automotive — 200 Basin St, Syracuse, NY 13208, United States
- Mielnicki Motors — 1201 N State St, Syracuse, NY 13208
- Meilniki's Motors — 1201 N State St, Syracuse, NY 13208
- Aisha Auto Body Shop — 901 N Salina St, Syracuse, NY 13208
- Davco Performance Automotive — 102 Catawba St, Syracuse, NY 13208
Frequently Asked Questions
What type of property is this?
Auto shop - Auto shop and retail commercial property offered for sale in Syracuse, NY.
Where is this auto shop located?
The property is located at 412 Wolf Street Syracuse, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Auto shop and retail commercial property for sale in Syracuse, NY; One‑story layout with 3,200 total SF; Gas forced‑air heating (heating is available)
