Mixed-Use Property with Loft
For Sale
$130,000
513 E High St, Painted Post, NY 14870
Two-level property combines adaptable commercial space with an occupied one-bedroom apartment.
Property Size1,512 SF
Price / SF$85.98
Days on Market29
Property Features for 513 E High St
General Information
Standard status
Active
Size
1,512 SF
Property Condition
Severity
Repairs Needed
Evidence
a little love
Site & Location
Highway Access
Yes
Road Access
Yes
Units
Unit Mix
1 x 1BR with loft
Multifamily Units
1
Amenities
high ceilings
dedicated office space
half bath
bonus loft space
Building Details
Year Built
1910
Listing Agency:
Warren Real Estate
(607) 329-7181
Listed By:
Valerie Clark
Source:
Skinnercnyrealty
Added: Jul 31
Changed: Aug 27
Last Checked: Aug 27 at 10:29PM
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 Warren Real Estate
Investment Insights
Based on property information with market context.
This 1,512-square-foot mixed-use property, built in 1910, combines commercial and residential space across two levels. The first floor includes high ceilings, a dedicated office, and a half bath; the space previously served as a photography studio. An upstairs one-bedroom apartment includes additional loft space and is occupied by a long-term tenant.
Positioned at 513 E High St in Painted Post, the property has access to I-86 and a commercial storefront configuration. The combination of ground-floor business space and an existing apartment creates a flexible layout for an owner-user or investor, subject to applicable approvals and property-specific terms.
Positioned at 513 E High St in Painted Post, the property has access to I-86 and a commercial storefront configuration. The combination of ground-floor business space and an existing apartment creates a flexible layout for an owner-user or investor, subject to applicable approvals and property-specific terms.
Key Highlights
- 1,512‑square‑foot mixed‑use property built in 1910
- Ground‑floor commercial area with high ceilings, office, and half bath
- Upstairs one‑bedroom apartment with bonus loft space
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
$9,430
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
7.25%
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%
$188,600
$188.6K
Cap Rate 7%
$134,714
$134.7K
Cap Rate 9%
$104,778
$104.8K
Market Conditions
NOI Build-Up for 1,512 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
$18.1K $12.00/SF
− Vacancy
−$998 −$0.66/SF
EGI
$17.1K $11.34/SF
− OpEx
−$7.7K −$5.10/SF
NOI
$9.4K $6.24/SF
Area
Steuben County, NY
Vacancy
5.50%
Lease Rate
$12.00 /SF/Yr
Expense Ratio
45.00%
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%
$188,600
Cap Rate 7%
$134,714
Cap Rate 9%
$104,778
Alternative Uses
Best Use
Retail
$208.6K
$182.5K – $243.4K
NOI $14,601 @ 7.0% cap · market cap 11.23%
Second Best
Mixed Use
$192.5K
$168.4K – $224.5K
NOI $13,472 @ 7.0% cap · market cap 10.36%
Theoretical Best
Office A
$368.6K
$322.5K – $430.0K
NOI $25,802 @ 7.0% cap · market cap 19.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
220
Businesses Nearby
129k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Dining 63%
Shops & Services 22%
Groceries 14%
Home Improvements & Furnishings 1%
McDonald's
Dining
27,954 visits/mo
0.4 miles
Wendy's
Dining
18,467 visits/mo
0.3 miles
Tops Friendly Markets
Groceries
17,549 visits/mo
0.4 miles
Starbucks
Dining
16,042 visits/mo
0.3 miles
Dollar General
Shops & Services
9,951 visits/mo
0.3 miles
Demographics for 14870, NY
9,648
Population
4,691
Households
2.1
Avg Household Size
44
Median Age
41%
College-Educated
93%
High-School Grad
64.5 sq mi
ZIP Area
150
Density / Sq Mi
$88,514
Median Household Income
$58,864
Median Earnings
$1,128
Median Rent
$164,000
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?
Mixed-use property - Two-level property combines adaptable commercial space with an occupied one-bedroom apartment.
Where is this mixed-use property located?
The property is located at 513 E High St Painted Post, NY.
What is the asking price?
The asking price for this property is $130,000.
What are key features of this property?
This property features: 1,512‑square‑foot mixed‑use property built in 1910; Ground‑floor commercial area with high ceilings, office, and half bath; Upstairs one‑bedroom apartment with bonus loft space
