Commercially Zoned Triplex with
For Sale
$549,900
6640 State Route 5 And 20, Bloomfield, NY 14469
Three separately accessed residential units accompany a barn on commercially zoned acreage.
Property Size3,511 SF
Days on Market289
Property Features for 6640 State Route 5 And 20
General Information
Standard status
Active
Size
3,511 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
CC, Commercial
Taxes and HOA fees
Annual Taxes
$11,654
Building Details
Building Size
3,511 SF
Year Built
1856
Buildings
2
Stories
2
Units
3
Listing Agency:
The Young Agency
(315) 539-3323
Listed By:
David W. Young · License #10491213279
(315) 539-3323
Source:
Northstarwny
Added: Oct 24, 2025
Changed: Aug 7
Last Checked: Aug 8 at 12:20PM
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 The Young Agency
Investment Insights
Based on property information with market context.
This 5-acre property includes a 3,511-square-foot single-family home built in 1856 and a 3,200-square-foot barn. The residence is currently arranged as three units, including an in-law suite, a main-floor unit, and an upper-level unit with a private entrance and dedicated bathroom. The upper level does not have a kitchen. Separate entrances and secured doors divide the living areas, allowing each unit to be occupied independently. Two ponds are also located on the property.
The parcel is zoned CC, Commercial, and fronts State Route 5 and 20 at 6640 State Route 5 And 20 in Bloomfield, NY. The roadway is reported to carry an average of 9,230 vehicles daily. The barn provides substantial enclosed space for storage or workshop use, while the existing residential configuration adds flexibility to the property’s current layout.
The parcel is zoned CC, Commercial, and fronts State Route 5 and 20 at 6640 State Route 5 And 20 in Bloomfield, NY. The roadway is reported to carry an average of 9,230 vehicles daily. The barn provides substantial enclosed space for storage or workshop use, while the existing residential configuration adds flexibility to the property’s current layout.
Key Highlights
- 5 acres of CC, Commercial‑zoned property
- 3,511 sq. ft. residence built in 1856
- Home currently configured as three residential units
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
$44,964
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
8.18%
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%
$899,280
$899.3K
Cap Rate 7%
$642,343
$642.3K
Cap Rate 9%
$499,600
$499.6K
Market Conditions
NOI Build-Up for 3,511 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
$69.5K $19.80/SF
− Vacancy
−$5.3K −$1.50/SF
EGI
$64.2K $18.30/SF
− OpEx
−$19.3K −$5.49/SF
NOI
$45.0K $12.81/SF
Area
Ontario County, NY
Vacancy
7.60%
Lease Rate
$19.80 /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%
$899,280
Cap Rate 7%
$642,343
Cap Rate 9%
$499,600
Alternative Uses
Best Use
Office B
$802.8K
$702.5K – $936.6K
NOI $56,196 @ 7.0% cap · market cap 10.22%
Second Best
Multifamily LT 5
$642.3K
$562.1K – $749.4K
NOI $44,964 @ 7.0% cap · market cap 8.18%
Theoretical Best
Office A
$1.05M
$919.5K – $1.23M
NOI $73,562 @ 7.0% cap · market cap 13.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
35
Businesses Nearby
Explore this area
Business Placement
Demographics for 14469, NY
6,265
Population
2,904
Households
2.2
Avg Household Size
49
Median Age
28%
College-Educated
95%
High-School Grad
66.0 sq mi
ZIP Area
95
Density / Sq Mi
$70,914
Median Household Income
$45,294
Median Earnings
$874
Median Rent
$188,700
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?
Triplex - Three separately accessed residential units accompany a barn on commercially zoned acreage.
Where is this triplex located?
The property is located at 6640 State Route 5 And 20 Bloomfield, NY.
What is the asking price?
The asking price for this property is $549,900.
What are key features of this property?
This property features: 5 acres of CC, Commercial‑zoned property; 3,511 sq. ft. residence built in 1856; Home currently configured as three residential units
