Flex Space in Post-and-Beam
New
For Sale
$529,000
467 County Highway 26, Cooperstown, NY 13326
Two-story workspace includes private offices, two bathrooms, and a break room with kitchenette.
Property Size4,080 SF
Lot Size18.00 Acres
Price / SF$129.66
Days on Market4
Property Features for 467 County Highway 26
General Information
Standard status
Active
Size
4,080 SF
Lot size
18.00 Acres
Zoning
RA-2
Additional Details
Road Access
Yes
Power
200 amps
Building Details
Year Built
2004
Buildings
2
Stories
2
Construction
post-and-beam
Listing Agency:
Keller Williams Upstate NY Properties
Listed By:
Robin M. Aufmuth · License #10401362667
(607) 435-9413
Source:
Skinnercnyrealty
Added: Oct 2
Changed: Oct 3
Last Checked: Oct 4 at 3:40PM
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 two-story post-and-beam building was renovated and has three private offices, two bathrooms, and a break room with kitchenette. Features include exposed timber framing, radiant in-floor heat, a wood stove, full insulation, a metal roof, 200-amp electrical service, and phone and internet connectivity. A separate 40' x 20' machine shop adds equipment and vehicle storage space. The main building was constructed in 2004.
The property encompasses 18+ acres on County Route 26, about 2 miles from Cooperstown and minutes from Cooperstown Dreams Park. It has approximately 1,256 feet of road frontage, level terrain, and views of Oaks Creek along the rear property line. The site is in the Cooperstown School District and zoned RA-2. A local variance allows a service trade establishment.
The property encompasses 18+ acres on County Route 26, about 2 miles from Cooperstown and minutes from Cooperstown Dreams Park. It has approximately 1,256 feet of road frontage, level terrain, and views of Oaks Creek along the rear property line. The site is in the Cooperstown School District and zoned RA-2. A local variance allows a service trade establishment.
Key Highlights
- 18+ acres with approximately 1,256 feet of road frontage on County Route 26
- Two‑story post‑and‑beam building constructed in 2004
- Three private offices, two bathrooms, and a break room with 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
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Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Two-story workspace includes private offices, two bathrooms, and a break room with kitchenette.
Where is this flex space 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 on County Route 26; Two‑story post‑and‑beam building constructed in 2004; Three private offices, two bathrooms, and a break room with kitchenette
