Freestanding Retail
For Sale
$649,000
801 W Broadway, Fulton, NY 13069
COMMERCIAL - Fulton, NY
Property Size3,871 SF
Lot Size1.50 Acres
Price / SF$167.66
Days on Market189
Property Features for 801 W Broadway
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C2
Zoning description
Commercial
Parking
15
Lot features
Rectangular, Rectangular Lot
Elementary school district
Fulton
Middle school district
Fulton
High school district
Fulton
Directions
Take West Broadway west.
Subdivision
Fulton-City-350400
Standard status
Active
APN
350400-235-076-0001-003-120-0000
Size
3,871 SF
Lot size
1.50 Acres
Taxes and HOA fees
Tax Annual Amount
18601
Building Details
Year built
1989
Floors in Building
1
Listing Agency:
Rooftop Realty Group LLC
(315) 944-2198
Listed By:
Mark Cardone · License #10491208497
(315) 456-8926
Added: Feb 16
Changed: Aug 19
Last Checked: Aug 24 at 12:06PM
MLS# S1662538
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.
Built in 1989, this freestanding retail property contains 3,871 square feet on a 1.5012-acre parcel. The interior is currently occupied by Fort Frisbee and can support either a consolidated single-user configuration or division into two to three separate units.
Access is available from both W Broadway and Phillips Street, creating flexibility for customer entry, exit, and day-to-day operations. The property is located in Fulton, NY, within Oswego County, and carries C2 zoning.
Access is available from both W Broadway and Phillips Street, creating flexibility for customer entry, exit, and day-to-day operations. The property is located in Fulton, NY, within Oswego County, and carries C2 zoning.
Key Highlights
- 3,871‑square‑foot freestanding retail building constructed in 1989
- 1.5012‑acre parcel in Fulton, NY
- C2 zoning
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
$37,381
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
5.76%
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%
$747,620
$747.6K
Cap Rate 7%
$534,014
$534.0K
Cap Rate 9%
$415,344
$415.3K
Market Conditions
NOI Build-Up for 3,871 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
$55.7K $14.40/SF
− Vacancy
−$2.3K −$0.60/SF
EGI
$53.4K $13.80/SF
− OpEx
−$16.0K −$4.14/SF
NOI
$37.4K $9.66/SF
Area
Oswego County, NY
Vacancy
4.20%
Lease Rate
$14.40 /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%
$747,620
Cap Rate 7%
$534,014
Cap Rate 9%
$415,344
Alternative Uses
Best Use
Retail
$534.0K
$467.3K – $623.0K
NOI $37,381 @ 7.0% cap · market cap 5.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$772.1K
$675.6K – $900.8K
NOI $54,048 @ 7.0% cap · market cap 8.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
137
Businesses Nearby
51k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 53%
Dining 24%
Home Improvements & Furnishings 23%
Byrne Dairy
Shops & Services
22,131 visits/mo
0.2 miles
Dunkin' Donuts
Dining
12,011 visits/mo
0.2 miles
Tractor Supply Co.
Home Improvements & Furnishings
11,769 visits/mo
0.2 miles
Kwik Fill
Shops & Services
3,487 visits/mo
0.1 miles
NBT Bank
Shops & Services
1,408 visits/mo
0.1 miles
Demographics for 13069, NY
24,071
Population
10,593
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
89%
High-School Grad
109.9 sq mi
ZIP Area
219
Density / Sq Mi
$63,156
Median Household Income
$44,073
Median Earnings
$878
Median Rent
$112,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Retail space - C2-zoned commercial building with dual street access and a layout adaptable to multiple suites or one occupant.
Where is this retail space located?
The property is located at 801 W Broadway Fulton, NY.
What is the asking price?
The asking price for this property is $649,000.
What are key features of this property?
This property features: 3,871‑square‑foot freestanding retail building constructed in 1989; 1.5012‑acre parcel in Fulton, NY; C2 zoning
