Building Details

Building Size 6,524 SF

Year Built 1950

Stories 2

Listing Agency: Howard Hanna

Listed By: Brennan Thurber · License #10401321341 Show Phone

Source: Elliman

Added: Jun 1 Changed: Sep 16 Last Checked: Sep 20 at 7:49AM

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Investment Insights

Based on property information with market context.

This turn-key convenience and hardware store is currently operating as “Cameron Mills Market” and is configured with a spacious grocery and convenience sales area. The interior includes multiple large walk-in coolers, a dedicated dining area, and a full kitchen featuring a pizza oven and prep space, along with a checkout counter and additional prep area. An office space supports day-to-day operations, and the butcher program is set up with its own butcher counter and an associated walk-in cooler. A full hardware section provides an additional product category, while a large cold storage and maintenance area offers access to the full basement for expanded storage. Recent utility upgrades include updated cooler compressors and a new standby generator.

The property is located along a highly traveled road in Cameron Mills, with convenient customer access and delivery support. Outside, there is a covered drive-in delivery bay designed for multiple access points into the store, as well as a covered gas pumping area. Parking is available on both sides of the road to accommodate customers and deliveries.

Also included in the sale is an additional building across the road, currently used for storage, with flexibility for future use. Business, equipment, and the established operating setup convey with the sale, offering a practical path for an owner-operator or investor seeking an operational retail platform with built-in food service and cold storage improvements.

Key Highlights

• Well‑established convenience and hardware store operating as “Cameron Mills Market” with business, equipment, and established operation to convey
• Spacious grocery and convenience store area plus multiple large walk‑in coolers and a butcher counter with its own walk‑in cooler
• Full kitchen setup including a pizza oven and prep space, plus a dedicated dining area and checkout counter with additional prep area

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

$40,349

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

7.34%

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%

$806,980 $807.0K

Cap Rate 7%

$576,414 $576.4K

Cap Rate 9%

$448,322 $448.3K

Market Conditions

NOI Build-Up for 6,524 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

$61.8K $9.48/SF

− Vacancy

−$4.2K −$0.64/SF

EGI

$57.6K $8.84/SF

− OpEx

−$17.3K −$2.65/SF

NOI

$40.3K $6.18/SF

Area

Steuben County, NY

Vacancy

6.80%

Lease Rate

$9.48 /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%

$806,980

Cap Rate 7%

$576,414

Cap Rate 9%

$448,322

Alternative Uses

Best Use

Specialty Retail

$1.21M

$1.05M – $1.41M (±1% cap)

NOI $84,375 @ 7.0% cap · market cap 15.34%

Second Best

Retail

$900.0K

$787.5K – $1.05M (±1% cap)

NOI $63,000 @ 7.0% cap · market cap 11.45%

Theoretical Best

Office A

$1.59M

$1.39M – $1.86M (±1% cap)

NOI $111,332 @ 7.0% cap · market cap 20.24%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Grocery and convenience stores

Suggested Use

Top Pick Building Supply Garden Center (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

10

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 14820, NY

659

Population

278

Households

2.4

Avg Household Size

39

Median Age

12%

College-Educated

91%

High-School Grad

27.9 sq mi

ZIP Area

24

Density / Sq Mi

$63,750

Median Household Income

$40,313

Median Earnings

$871

Median Rent

$118,800

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this grocery and convenience stores located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Grocery and convenience store - Turn-key convenience and hardware store with grocery, butcher facilities, and kitchen setup, plus covered delivery and gas area.

Where is this grocery and convenience store located?

The property is located at 7065 County Route 119 Cameron Mills, NY.

What is the asking price?

The asking price for this property is $550,000.

What are key features of this property?

This property features: Well‑established convenience and hardware store operating as “Cameron Mills Market” with business, equipment, and established operation to convey; Spacious grocery and convenience store area plus multiple large walk‑in coolers and a butcher counter with its own walk‑in cooler; Full kitchen setup including a pizza oven and prep space, plus a dedicated dining area and checkout counter with additional prep area