Commercial Land with Renovated
For Sale
$529,000
467 County Highway 26, Cooperstown, NY 13326
RA-2-zoned acreage includes a renovated post-and-beam barn with offices, bathrooms, kitchenette, and radiant floor heat.
Property Size4,080 SF
Days on Market26
Property Features for 467 County Highway 26
General Information
Standard status
Active
Size
4,080 SF
Property subtype
Commercial Lots & Land
Taxes and HOA fees
Annual Taxes
$4,412
Building Details
Building Size
4,080 SF
Stories
2
Listing Agency:
Keller Williams Upstate NY Properties
(607) 435-9413
Listed By:
Robin M. Aufmuth · License #10401362667
(607) 435-9413
Source:
Northstarwny
Added: Aug 5
Changed: Aug 30
Last Checked: Aug 30 at 11:02AM
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 Upstate NY Properties
Investment Insights
Based on property information with market context.
This 18+ acre commercial land property includes a renovated two-story post-and-beam barn measuring approximately 4,000 square feet. The building combines exposed timber framing with full insulation, radiant in-floor heating, a wood stove, metal roofing, upgraded 200-amp electrical service, and phone and internet connectivity. Its current layout provides three private offices, two bathrooms, and a break room with kitchenette. A separate machine shop adds 40' x 20' of enclosed space for storage, equipment, vehicles, or other supported uses.
The property is located approximately 2 miles from historic Cooperstown and minutes from Cooperstown Dreams Park. Level terrain, approximately 1,256 feet of road frontage, and rear views of Oaks Creek add to the physical setting. The parcel is within the Cooperstown School District and is zoned RA-2 (Residential/Agriculture 2). A local variance permits a service trade establishment, while other uses remain subject to local approvals.
The property is located approximately 2 miles from historic Cooperstown and minutes from Cooperstown Dreams Park. Level terrain, approximately 1,256 feet of road frontage, and rear views of Oaks Creek add to the physical setting. The parcel is within the Cooperstown School District and is zoned RA-2 (Residential/Agriculture 2). A local variance permits a service trade establishment, while other uses remain subject to local approvals.
Key Highlights
- 18+ acres with approximately 1,256 feet of road frontage
- Renovated 4,000± square‑foot, two‑story post‑and‑beam barn
- Three private offices, two bathrooms, and a break room/kitchenette
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
$25,234
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
4.77%
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%
$504,680
$504.7K
Cap Rate 7%
$360,486
$360.5K
Cap Rate 9%
$280,378
$280.4K
Market Conditions
NOI Build-Up for 4,080 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
$38.7K $9.48/SF
− Vacancy
−$2.6K −$0.64/SF
EGI
$36.0K $8.84/SF
− OpEx
−$10.8K −$2.65/SF
NOI
$25.2K $6.18/SF
Area
Otsego County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$504,680
Cap Rate 7%
$360,486
Cap Rate 9%
$280,378
Alternative Uses
Best Use
Industrial
$360.5K
$315.4K – $420.6K
NOI $25,234 @ 7.0% cap · market cap 4.77%
Second Best
Flex RnD
$334.7K
$292.9K – $390.5K
NOI $23,431 @ 7.0% cap · market cap 4.43%
Theoretical Best
Office A
$1.12M
$984.1K – $1.31M
NOI $78,728 @ 7.0% cap · market cap 14.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Explore this area
Business Placement
Demographics for 13326, NY
4,893
Population
2,724
Households
1.8
Avg Household Size
51
Median Age
48%
College-Educated
96%
High-School Grad
92.1 sq mi
ZIP Area
53
Density / Sq Mi
$70,977
Median Household Income
$33,740
Median Earnings
$1,120
Median Rent
$308,600
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Commercial land - RA-2-zoned acreage includes a renovated post-and-beam barn with offices, bathrooms, kitchenette, and radiant floor heat.
Where is this commercial land located?
The property is located at 467 County Highway 26 Cooperstown, NY.
What is the asking price?
The asking price for this property is $529,000.
What are key features of this property?
This property features: 18+ acres with approximately 1,256 feet of road frontage; Renovated 4,000± square‑foot, two‑story post‑and‑beam barn; Three private offices, two bathrooms, and a break room/kitchenette
