Mixed-Use Building with
For Sale
$350,000
80 Main Street, Sidney, NY 13838
Bar operation occupies the building alongside four upstairs residential units with established tenants.
Property Size3,000 SF
Days on Market194
Property Features for 80 Main Street
General Information
Standard status
Active
Size
3,000 SF
Property subtype
Restaurant
Additional Details
Business Included
Yes
Building Details
Building Size
3,000 SF
Year Built
1900
Listing Agency:
Warren Real estate
(439) 439-0439
Listed By:
Scott Warren
(439) 439-0439
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 5:50PM
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 mixed-use property combines a bar business with four one-bedroom residential units on the upper floor. The apartments are tenant-occupied, creating a residential component alongside the commercial operation. Built in 1900, the building offers an established mixed-use configuration rather than a single-purpose layout.
Located at 80 Main Street in Sidney, the property sits within the community’s main street setting. The bar operation covers the building’s electric, oil, and water bills, while the upstairs units remain part of the overall offering. The property and bar business are being offered together for sale.
Located at 80 Main Street in Sidney, the property sits within the community’s main street setting. The bar operation covers the building’s electric, oil, and water bills, while the upstairs units remain part of the overall offering. The property and bar business are being offered together for sale.
Key Highlights
- Four upstairs one‑bedroom residential units
- Tenant‑occupied apartments with established renters
- Bar business included with the property
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
$31,842
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
9.10%
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%
$636,840
$636.8K
Cap Rate 7%
$454,886
$454.9K
Cap Rate 9%
$353,800
$353.8K
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
$61.2K $20.40/SF
− Vacancy
−$3.3K −$1.10/SF
EGI
$57.9K $19.30/SF
− OpEx
−$26.1K −$8.68/SF
NOI
$31.8K $10.61/SF
Area
Delaware County, NY
Vacancy
5.40%
Lease Rate
$20.40 /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%
$636,840
Cap Rate 7%
$454,886
Cap Rate 9%
$353,800
Alternative Uses
Best Use
Specialty Retail
$665.1K
$582.0K – $776.0K
NOI $46,559 @ 7.0% cap · market cap 13.30%
Second Best
Multifamily LT 5
$497.1K
$435.0K – $579.9K
NOI $34,796 @ 7.0% cap · market cap 9.94%
Theoretical Best
Office A
$1.47M
$1.29M – $1.72M
NOI $103,032 @ 7.0% cap · market cap 29.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
204
Businesses Nearby
Explore this area
Business Placement
Demographics for 13838, NY
4,203
Population
2,126
Households
2
Avg Household Size
43
Median Age
25%
College-Educated
90%
High-School Grad
8.6 sq mi
ZIP Area
489
Density / Sq Mi
$51,287
Median Household Income
$37,271
Median Earnings
$815
Median Rent
$118,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Bar operation occupies the building alongside four upstairs residential units with established tenants.
Where is this mixed-use property located?
The property is located at 80 Main Street Sidney, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Four upstairs one‑bedroom residential units; Tenant‑occupied apartments with established renters; Bar business included with the property
