Two-Building Auto Shop
New
For Sale
$544,000
87 & 89 Franklin Street, Dansville, NY 14437
CommercialSale, Dansville, NY
Property Size3,892 SF
Lot Size0.26 Acres
Price / SF$139.77
Days on Market4
Property Features for 87 & 89 Franklin Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Zoning description
Commercial
Parking
10
Lot features
Irregular Lot
Elementary school district
Dansville
Middle school district
Dansville
High school district
Dansville
Subdivision
Dansville Village-North Dansville-243801
Standard status
Active
APN
243801-203-006-0003-043-001-0000
Size
3,892 SF
Lot size
0.26 Acres
Taxes and HOA fees
Tax Annual Amount
12856
Utilities
Sewer type
Public Sewer
Heating system
Electric (Heating), Forced Air
Cooling system
Central Air
Water source
Public
Amenities
outbuilding for storage
Building Details
Year built
1960
Floors in Building
1
Flooring type
Concrete, Linoleum, Vinyl
Building materials
Block
Roof type
Metal
Listing Agency:
Empire Realty Group
(585) 204-2440
Listed By:
Kristina M. Cornbau · License #10401278011
(585) 905-5270
Added: Sep 16
Changed: Sep 17
Last Checked: Sep 19 at 10:06AM
MLS# R1713812
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 automotive property includes two commercial buildings totaling 3,892 square feet on a 0.2619-acre site. One building is configured as an auto repair shop, while the second provides separate commercial space with potential for leasing or another business use. An additional outbuilding offers storage, and on-site parking is included. The real estate sale excludes the existing auto repair business and equipment, which are negotiable separately.
The property occupies 87 & 89 Franklin Street in Dansville, along State Route 36 and among other commercial properties. Improvements date to 1960 and include block construction, metal roofing, concrete, linoleum, and vinyl flooring. Electric heating, forced-air heat, central air, public water, and public sewer serve the property.
The property occupies 87 & 89 Franklin Street in Dansville, along State Route 36 and among other commercial properties. Improvements date to 1960 and include block construction, metal roofing, concrete, linoleum, and vinyl flooring. Electric heating, forced-air heat, central air, public water, and public sewer serve the property.
Key Highlights
- 3,892‑square‑foot automotive property on a 0.2619‑acre site
- Two commercial buildings, including an auto repair shop and a separate commercial building
- Additional outbuilding provides storage space
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
$39,696
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
7.30%
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%
$793,920
$793.9K
Cap Rate 7%
$567,086
$567.1K
Cap Rate 9%
$441,067
$441.1K
Market Conditions
NOI Build-Up for 3,892 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
$60.7K $15.60/SF
− Vacancy
−$4.0K −$1.03/SF
EGI
$56.7K $14.57/SF
− OpEx
−$17.0K −$4.37/SF
NOI
$39.7K $10.20/SF
Area
Livingston County, NY
Vacancy
6.60%
Lease Rate
$15.60 /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%
$793,920
Cap Rate 7%
$567,086
Cap Rate 9%
$441,067
Alternative Uses
Best Use
Retail
$754.1K
$659.8K – $879.8K
NOI $52,786 @ 7.0% cap · market cap 9.70%
Second Best
Industrial
$567.1K
$496.2K – $661.6K
NOI $39,696 @ 7.0% cap · market cap 7.30%
Theoretical Best
Office A
$1.07M
$932.9K – $1.24M
NOI $74,633 @ 7.0% cap · market cap 13.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
296
Businesses Nearby
135k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 32%
Dining 25%
Groceries 19%
Superstores 14%
Tops Friendly Markets
Groceries
25,474 visits/mo
0.2 miles
McDonald's
Dining
24,280 visits/mo
0.3 miles
Big Lots
Superstores
19,249 visits/mo
0.2 miles
Tractor Supply Co.
Home Improvements & Furnishings
11,785 visits/mo
0.2 miles
Mobil
Shops & Services
11,110 visits/mo
0.5 miles
Demographics for 14437, NY
9,141
Population
4,469
Households
2
Avg Household Size
45
Median Age
21%
College-Educated
92%
High-School Grad
117.9 sq mi
ZIP Area
78
Density / Sq Mi
$64,807
Median Household Income
$38,533
Median Earnings
$877
Median Rent
$119,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Dansville Collision — 11 Spruce St, Dansville, NY 14437
- Dansville Muffler & Brake — 9 Spruce St, Dansville, NY 14437
- Mavis Discount Tire — 111 Franklin St, Dansville, NY 14437
- Van Hyning Service — 89 Franklin St, Dansville, NY 14437
- Lemen's Custom Mufflers — 16 Franklin St, Dansville, NY 14437
Frequently Asked Questions
What type of property is this?
Auto shop - Commercial zoning, public utilities, and on-site parking support a multi-building automotive property.
Where is this auto shop located?
The property is located at 87 & 89 Franklin Street Dansville, NY.
What is the asking price?
The asking price for this property is $544,000.
What are key features of this property?
This property features: 3,892‑square‑foot automotive property on a 0.2619‑acre site; Two commercial buildings, including an auto repair shop and a separate commercial building; Additional outbuilding provides storage space
