Mixed-Use Property with Auto
For Sale
$399,000
60095 State Highway 30, Grand Gorge, NY 12474
Heated automotive workspace includes residential and potential office areas.
Property Size3,000 SF
Days on Market148
Property Features for 60095 State Highway 30
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
4
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,791
Building Details
Building Size
3,000 SF
Year Built
1940
Buildings
1
Stories
1
Listing Agency:
Coldwell Banker Timberland Properties
(607) 386-3671
Listed By:
Erin Darran · License #10401383826
(607) 386-3671
Source:
Wcirealty
Added: Mar 25
Changed: Aug 18
Last Checked: Aug 18 at 6:18AM
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 Timberland Properties
Investment Insights
Based on property information with market context.
This mixed-use property combines an automotive service area with residential accommodations and flexible business space. The shop includes four garage bays, a 4-post lift, 3-phase electric service, and heating for year-round operations. Additional space can support office functions such as reception or administration, while the residential component includes two bedrooms, one full bathroom, and two half bathrooms. The home’s main living area features a cathedral ceiling with tongue-and-groove pine, a galley kitchen, and an adjoining dining area.
Set on approximately 0.65 acres at 60095 State Highway 30 in Grand Gorge, the property directly borders the Catskill Scenic Trail. The setting provides access to hiking, cross-country skiing, snowmobiling, and other seasonal recreation. The property was built in 1940 and is located a short drive from ski resorts and golf courses, with the New York Safety Track only minutes away in Davenport.
Set on approximately 0.65 acres at 60095 State Highway 30 in Grand Gorge, the property directly borders the Catskill Scenic Trail. The setting provides access to hiking, cross-country skiing, snowmobiling, and other seasonal recreation. The property was built in 1940 and is located a short drive from ski resorts and golf courses, with the New York Safety Track only minutes away in Davenport.
Key Highlights
- Four garage bays with a 4‑post lift
- 3‑phase electric service and full heating for the shop
- Residential component with 2 bedrooms, 1 full bathroom, and 2 half bathrooms
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
$28,980
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
7.26%
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%
$579,600
$579.6K
Cap Rate 7%
$414,000
$414.0K
Cap Rate 9%
$322,000
$322.0K
Market Conditions
NOI Build-Up for 3,000 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
$50.4K $16.80/SF
− Vacancy
−$4.0K −$1.34/SF
EGI
$46.4K $15.46/SF
− OpEx
−$17.4K −$5.80/SF
NOI
$29.0K $9.66/SF
Area
Delaware County, NY
Vacancy
8.00%
Lease Rate
$16.80 /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%
$579,600
Cap Rate 7%
$414,000
Cap Rate 9%
$322,000
Alternative Uses
Best Use
Office B
$1.26M
$1.10M – $1.47M
NOI $88,133 @ 7.0% cap · market cap 22.09%
Second Best
Retail
$724.2K
$633.7K – $845.0K
NOI $50,697 @ 7.0% cap · market cap 12.71%
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $103,032 @ 7.0% cap · market cap 25.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Explore this area
Business Placement
Demographics for 12474, NY
1,128
Population
1,015
Households
1.1
Avg Household Size
55
Median Age
32%
College-Educated
91%
High-School Grad
47.3 sq mi
ZIP Area
24
Density / Sq Mi
$54,462
Median Household Income
$40,455
Median Earnings
$840
Median Rent
$213,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Heated automotive workspace includes residential and potential office areas.
Where is this mixed-use property located?
The property is located at 60095 State Highway 30 Grand Gorge, NY.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Four garage bays with a 4‑post lift; 3‑phase electric service and full heating for the shop; Residential component with 2 bedrooms, 1 full bathroom, and 2 half bathrooms
