Four-Bay Automotive
For Sale
$399,000
60095 State Highway 30, Grand Gorge, NY 12474
CommercialSale, Grand Gorge, NY
Property Size3,000 SF
Lot Size0.65 Acres
Price / SF$133
Days on Market175
Property Features for 60095 State Highway 30
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
4
Parking features
Driveway
Subdivision
Hardenburgh Patent
Lot features
Irregular Lot
Elementary school district
Roxbury
Middle school district
Roxbury
High school district
Roxbury
Directions
From Stamford- Route 23 East, take right on State Highway 30 at traffic light, property is approximately 1 mile on the left.
Standard status
Active
APN
124800-091-000-0001-020-000
Size
3,000 SF
Lot size
0.65 Acres
Taxes and HOA fees
Tax Annual Amount
6791
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Baseboard, Oil
Water source
Well
Amenities
4-post lift
3-phase electric
fully heated
garage bays
residential component
office space
Building Details
Year built
1940
Floors in Building
1
Flooring type
Vinyl, Carpet, Linoleum, Concrete
Building materials
Block, SprayFoamInsulation
Roof type
Metal
Listing Agency:
Coldwell Banker Timberland Properties · Coldwell Banker Real Estate
(607) 652-2220
Listed By:
Erin Darran · License #10401383826
(607) 386-3671
Added: Mar 25
Changed: Sep 12
Last Checked: Sep 15 at 1:06AM
MLS# R1669099
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 3,000-square-foot automotive property, built in 1940, combines a service facility with residential and office components. The shop includes four garage bays, a 4-post lift, 3-phase electric power, and heating for year-round operations. Construction includes block and spray foam insulation, with concrete and other mixed flooring surfaces throughout. A driveway provides on-site parking, while well water and a septic tank serve the property.
The residential portion includes 2 bedrooms, 1 full bathroom, 2 half bathrooms, a loft-style bedroom, cathedral ceilings with tongue-and-groove pine, a galley kitchen, dining area, and great room. The property occupies approximately 0.65 acres at 60095 State Highway 30 in Grand Gorge and directly borders the Catskill Scenic Trail. The layout also includes space that can be adapted for office functions, creating a combined automotive, residential, and administrative configuration.
The residential portion includes 2 bedrooms, 1 full bathroom, 2 half bathrooms, a loft-style bedroom, cathedral ceilings with tongue-and-groove pine, a galley kitchen, dining area, and great room. The property occupies approximately 0.65 acres at 60095 State Highway 30 in Grand Gorge and directly borders the Catskill Scenic Trail. The layout also includes space that can be adapted for office functions, creating a combined automotive, residential, and administrative configuration.
Key Highlights
- 3,000 square feet on approximately 0.65 acres
- Four garage bays with an installed 4‑post lift
- 3‑phase electric power and full heating for year‑round shop use
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
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Open Analytics
Current Use
Lease Details
4
Service bays
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
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Similar Off Market Nearby
- Rick's Tire Service — 59898 NY-30, Grand Gorge, NY 12434
- Colliton Collision — 36793 NY-23, Grand Gorge, NY 12434
Frequently Asked Questions
What type of property is this?
Auto shop - Multi-use property combines a heated service area, residential quarters, and flexible office space.
Where is this auto shop 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: 3,000 square feet on approximately 0.65 acres; Four garage bays with an installed 4‑post lift; 3‑phase electric power and full heating for year‑round shop use
