Two-Side Office
For Sale
$549,900
430 S Main Street, Syracuse, NY 13212
CommercialSale, Syracuse, NY
Property Size5,000 SF
Lot Size0.34 Acres
Price / SF$109.98
Days on Market47
Property Features for 430 S Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
01
Zoning description
Commercial
Parking
8
Lot features
Irregular Lot
Elementary school district
North Syracuse
Middle school district
North Syracuse
High school district
North Syracuse
Directions
NB or SB on S Main St
Subdivision
North Syracuse Village-Clay-312401
Standard status
Active
APN
312401-006-000-0004-016-000-0000
Size
5,000 SF
Lot size
0.34 Acres
Taxes and HOA fees
Tax Annual Amount
10030
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Amenities
conference rooms
security camera system
Building Details
Year built
1968
Floors in Building
1
Number of units
2
Building materials
Block, StructuralInsulatedPanels
Roof type
Flat
Listing Agency:
Home With Us Realty Group, LLC
(315) 677-7062
Listed By:
Jason Klink · License #10401298650
(315) 677-7062
Added: Jul 16
Changed: Aug 19
Last Checked: Aug 31 at 3:06PM
MLS# S1699227
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 5,000 SF office building at 430 S Main Street is arranged as two separate areas. The 2,900 SF finished side includes private offices, sound-insulated walls, two conference rooms equipped for virtual meetings, CAT6 cabling, updated carpet-tile flooring, new interior walls and doors, insulation, and fresh paint. The 2,100 SF open-shell side allows a new owner or tenant to design the interior around its needs.
Building systems and exterior components have received substantial updates, including new furnaces, central air conditioning, electrical panels, workspace data cabling, exterior signage service with timer-controlled lighting, steel doors, a rear emergency stair, a security camera system, a hot water tank, and a replaced OCWA water main and meter. The property also has a flat roof and public sewer service.
The site contains 0.3444 acres and offers access to I-81 and I-481. Syracuse Hancock International Airport is approximately 3 miles away. The property is zoned 01 and was built in 1968.
Building systems and exterior components have received substantial updates, including new furnaces, central air conditioning, electrical panels, workspace data cabling, exterior signage service with timer-controlled lighting, steel doors, a rear emergency stair, a security camera system, a hot water tank, and a replaced OCWA water main and meter. The property also has a flat roof and public sewer service.
The site contains 0.3444 acres and offers access to I-81 and I-481. Syracuse Hancock International Airport is approximately 3 miles away. The property is zoned 01 and was built in 1968.
Key Highlights
- 5,000 SF office building on a 0.3444‑acre lot
- 2,900 SF finished suite with private offices and two virtual‑conference‑capable conference rooms
- 2,100 SF open‑shell area ready for a custom interior build‑out
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
$48,094
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
8.75%
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%
$961,880
$961.9K
Cap Rate 7%
$687,057
$687.1K
Cap Rate 9%
$534,378
$534.4K
Market Conditions
NOI Build-Up for 5,000 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
$75.0K $15.00/SF
− Vacancy
−$10.9K −$2.18/SF
EGI
$64.1K $12.83/SF
− OpEx
−$16.0K −$3.21/SF
NOI
$48.1K $9.62/SF
Area
Syracuse, NY
Vacancy
14.50%
Lease Rate
$15.00 /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%
$961,880
Cap Rate 7%
$687,057
Cap Rate 9%
$534,378
Alternative Uses
Best Use
Office B
$687.1K
$601.2K – $801.6K
NOI $48,094 @ 7.0% cap · market cap 8.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$868.9K
$760.3K – $1.01M
NOI $60,826 @ 7.0% cap · market cap 11.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
690
Businesses Nearby
Explore this area
Business Placement
Demographics for 13212, NY
20,220
Population
9,213
Households
2.2
Avg Household Size
45
Median Age
28%
College-Educated
93%
High-School Grad
11.1 sq mi
ZIP Area
1,822
Density / Sq Mi
$74,931
Median Household Income
$45,740
Median Earnings
$1,027
Median Rent
$157,400
Median Home Value
Market
Vacancy Rate% for Office in Syracuse, NY
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible commercial layout combines a finished professional suite with adjacent shell space for a customized build-out.
Where is this office building located?
The property is located at 430 S Main Street Syracuse, NY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 5,000 SF office building on a 0.3444‑acre lot; 2,900 SF finished suite with private offices and two virtual‑conference‑capable conference rooms; 2,100 SF open‑shell area ready for a custom interior build‑out
