Turnkey Retail
For Sale
$250,000
512 Main St, Sylvan Beach, NY 13157
Retail storefront building updated in the past eight years with new electric, HVAC, roof, and interior improvements.
Property Size1,461 SF
Price / SF$171.12
Days on Market153
Property Features for 512 Main St
General Information
Standard status
Active
Size
1,461 SF
Taxes and HOA fees
Annual Taxes
$5,769
Listing Agency:
Coldwell Banker Prime Prop. Inc.
(315) 762-4032
Listed By:
Kimberlie Stoffle
(315) 762-4032
Source:
Exprealty
Added: Apr 2
Changed: Aug 25
Last Checked: Aug 31 at 6:20PM
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 Coldwell Banker Prime Prop. Inc.
Investment Insights
Based on property information with market context.
This retail storefront is offered for sale with extensive updates completed within the last eight years. Improvements include new electric, heating and air conditioning, a new roof, and a total interior update covering walls, shelving, flooring, and dressing rooms. The current setup supports an owner-operator style use, with the added option for the current tenant to sell the business and stock to an interested buyer.
The property is located on Main Street in the village of Sylvan Beach, with the sandy beach described as just steps away.
The space is configured with dedicated dressing rooms and built-in shelving, reflecting a retail-ready layout that can support continued operations under a new owner.
The property is located on Main Street in the village of Sylvan Beach, with the sandy beach described as just steps away.
The space is configured with dedicated dressing rooms and built-in shelving, reflecting a retail-ready layout that can support continued operations under a new owner.
Key Highlights
- Retail storefront building updated within the last 8 years
- Improvements include new electric, new heat and air conditioning (HVAC), and a new roof
- Total interior update with new walls, shelves, flooring, and dressing rooms
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
$14,696
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
5.88%
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%
$293,920
$293.9K
Cap Rate 7%
$209,943
$209.9K
Cap Rate 9%
$163,289
$163.3K
Market Conditions
NOI Build-Up for 1,461 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
$21.9K $15.00/SF
− Vacancy
−$920 −$0.63/SF
EGI
$21.0K $14.37/SF
− OpEx
−$6.3K −$4.31/SF
NOI
$14.7K $10.06/SF
Area
Oneida County, NY
Vacancy
4.20%
Lease Rate
$15.00 /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%
$293,920
Cap Rate 7%
$209,943
Cap Rate 9%
$163,289
Alternative Uses
Best Use
Retail
$209.9K
$183.7K – $244.9K
NOI $14,696 @ 7.0% cap · market cap 5.88%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$385.0K
$336.9K – $449.2K
NOI $26,950 @ 7.0% cap · market cap 10.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
147
Businesses Nearby
3k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Circle K
Shops & Services
2,691 visits/mo
0.5 miles
Demographics for 13157, NY
570
Population
671
Households
0.8
Avg Household Size
57
Median Age
25%
College-Educated
93%
High-School Grad
0.4 sq mi
ZIP Area
1,425
Density / Sq Mi
$53,125
Median Household Income
$59,063
Median Earnings
$969
Median Rent
$114,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Retail storefront building updated in the past eight years with new electric, HVAC, roof, and interior improvements.
Where is this storefront property located?
The property is located at 512 Main St Sylvan Beach, NY.
What is the asking price?
The asking price for this property is $250,000.
What are key features of this property?
This property features: Retail storefront building updated within the last 8 years; Improvements include new electric, new heat and air conditioning (HVAC), and a new roof; Total interior update with new walls, shelves, flooring, and dressing rooms
