Renovated Post-and-Beam Flex
For Sale
$529,000
467 County Highway 26, Cooperstown, NY 13326
CommercialSale, Cooperstown, NY
Property Size4,080 SF
Lot Size18.35 Acres
Price / SF$129.66
Days on Market48
Property Features for 467 County Highway 26
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RA-2
Zoning description
Industrial
Parking
10
Lot features
Irregular Lot
Elementary school district
Cooperstown
Middle school district
Cooperstown
High school district
Cooperstown
Subdivision
Otsego-365089
Standard status
Active
APN
365089-114-000-0001-074-004-0000
Size
4,080 SF
Lot size
18.35 Acres
Taxes and HOA fees
Tax Annual Amount
4412
Utilities
Sewer type
Septic Tank
Heating system
Radiant, Oil
Water source
Well
Amenities
private offices
bathrooms
break room/kitchenette
phone and internet connectivity
Building Details
Year built
2004
Floors in Building
2
Building materials
Stone
Roof type
Metal
Listing Agency:
Keller Williams Upstate NY Properties · Keller Williams Realty
(607) 431-2540
Listed By:
Robin M. Aufmuth · License #10401362667
(607) 435-9413
Added: Aug 5
Changed: Sep 12
Last Checked: Sep 21 at 5:06AM
MLS# R1703856
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 4,080-square-foot, two-story post-and-beam barn provides a distinctive flex-space configuration on 18.35 acres. Renovated improvements include exposed timber framing, radiant in-floor heat, a wood stove, full insulation, a metal roof, updated 200-amp electrical service, and phone and internet connectivity. The interior includes three private offices, two bathrooms, and a break room and kitchenette. A separate 40' x 20' machine shop adds storage or workspace, while the property is served by a well and septic tank.
The property is located at 467 County Highway 26 in Cooperstown, within the Cooperstown School District and approximately 2 miles from the center of Cooperstown. The site offers about 1,256 feet of road frontage, level terrain, and views toward Oaks Creek from the rear property line. It is zoned RA-2, with a local variance for a service trade establishment. The property has also been used for landscaping, lawn and turf care, and snow plowing operations.
The property is located at 467 County Highway 26 in Cooperstown, within the Cooperstown School District and approximately 2 miles from the center of Cooperstown. The site offers about 1,256 feet of road frontage, level terrain, and views toward Oaks Creek from the rear property line. It is zoned RA-2, with a local variance for a service trade establishment. The property has also been used for landscaping, lawn and turf care, and snow plowing operations.
Key Highlights
- 18.35‑acre property with approximately 1,256 feet of road frontage
- 4,080‑square‑foot renovated, 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
Office B
$736.5K
$644.4K – $859.3K
NOI $51,555 @ 7.0% cap · market cap 9.75%
Second Best
Industrial
$360.5K
$315.4K – $420.6K
NOI $25,234 @ 7.0% cap · market cap 4.77%
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
Single-tenant
Tenancy
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
13
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 Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - Two-story layout includes private offices, bathrooms, and a 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: 18.35‑acre property with approximately 1,256 feet of road frontage; 4,080‑square‑foot renovated, two‑story post‑and‑beam barn; Three private offices, two bathrooms, and a break room/kitchenette
