Mixed-Use Property with
New
For Sale
$239,000
5 John Street, Nassau, NY 12123
The sale includes an operating soft-serve business, along with its equipment, fixtures, and inventory.
Property Size1,776 SF
Price / SF$134.57
Days on Market7
Property Features for 5 John Street
General Information
Standard status
Active
Size
1,776 SF
Property subtype
Commercial
Listing Agency:
Realty One Group Key
Listed By:
Ryan Mortka · License #10401319216
(518) 587-3400
Source:
Signatureonerealtygroup
Added: Sep 25
Changed: Oct 1
Last Checked: Oct 1 at 11:54AM
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 Realty One Group Key
Investment Insights
Based on property information with market context.
This 1,776-square-foot mixed-use property combines a soft-serve shop with a one-bedroom apartment on the upper floor. The commercial space includes a full kitchen and areas for indoor and outdoor seating. The property is zoned Commercial and is offered with the operating business, equipment, fixtures, and inventory.
Located at 5 John Street in Nassau, New York, the property also has on-site parking.
Located at 5 John Street in Nassau, New York, the property also has on-site parking.
Key Highlights
- 1,776‑square‑foot mixed‑use property with a soft‑serve shop and upstairs apartment
- One‑bedroom apartment on the upper floor
- Commercial space includes a full kitchen and indoor and outdoor seating areas
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
$17,582
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
7.36%
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%
$351,640
$351.6K
Cap Rate 7%
$251,171
$251.2K
Cap Rate 9%
$195,356
$195.4K
Market Conditions
NOI Build-Up for 1,776 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
$32.0K $18.00/SF
− Vacancy
−$3.8K −$2.16/SF
EGI
$28.1K $15.84/SF
− OpEx
−$10.5K −$5.94/SF
NOI
$17.6K $9.90/SF
Area
Rensselaer County, NY
Vacancy
12.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$351,640
Cap Rate 7%
$251,171
Cap Rate 9%
$195,356
Alternative Uses
Best Use
Specialty Retail
$393.8K
$344.5K – $459.4K
NOI $27,563 @ 7.0% cap · market cap 11.53%
Second Best
Mixed Use
$251.2K
$219.8K – $293.0K
NOI $17,582 @ 7.0% cap · market cap 7.36%
Theoretical Best
Office A
$444.0K
$388.5K – $518.0K
NOI $31,078 @ 7.0% cap · market cap 13.00%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
140
Businesses Nearby
18k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 85%
Home Improvements & Furnishings 15%
Cumberland Farms
Shops & Services
9,336 visits/mo
0.2 miles
Family Dollar
Shops & Services
6,171 visits/mo
0.4 miles
Nassau Country Value
Home Improvements & Furnishings
2,838 visits/mo
0.3 miles
Demographics for 12123, NY
5,096
Population
2,346
Households
2.2
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
31.8 sq mi
ZIP Area
160
Density / Sq Mi
$104,438
Median Household Income
$54,646
Median Earnings
$959
Median Rent
$275,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - The sale includes an operating soft-serve business, along with its equipment, fixtures, and inventory.
Where is this mixed-use property located?
The property is located at 5 John Street Nassau, NY.
What is the asking price?
The asking price for this property is $239,000.
What are key features of this property?
This property features: 1,776‑square‑foot mixed‑use property with a soft‑serve shop and upstairs apartment; One‑bedroom apartment on the upper floor; Commercial space includes a full kitchen and indoor and outdoor seating areas
