Two-Building Auto Shop
New
For Sale
$544,000
87 & 89 Franklin St, Dansville, NY 14437
Includes an established repair facility, a separate commercial building, storage space, and on-site parking.
Property Size3,892 SF
Days on Market2
Property Features for 87 & 89 Franklin St
General Information
Standard status
Active
Size
3,892 SF
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$12,856
Building Details
Building Size
3,892 SF
Year Built
1960
Buildings
3
Stories
1
Listing Agency:
Empire Realty Group
Listed By:
Justine R. Fox · License #10301223503
(585) 746-6736
Source:
Elliman
Added: Sep 19
Last Checked: Sep 20 at 8:57AM
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 Empire Realty Group
Investment Insights
Based on property information with market context.
This auto shop property comprises two commercial buildings, including an established auto repair facility and a separate structure with potential for leasing to another business or accommodating additional commercial use. An outbuilding provides dedicated storage, while on-site parking supports the property’s operations. The improvements date to 1960.
The property consists of two tax parcels at 87 and 89 Franklin Street in Dansville, positioned along State Route 36 within a commercial setting. The real estate offering does not include the existing auto repair business or its equipment; those assets are available for separate negotiation.
The property consists of two tax parcels at 87 and 89 Franklin Street in Dansville, positioned along State Route 36 within a commercial setting. The real estate offering does not include the existing auto repair business or its equipment; those assets are available for separate negotiation.
Key Highlights
- Two tax parcels included in the sale
- Two commercial buildings, including an established auto repair shop
- Separate building offers leasing potential or additional commercial use
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
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Current Use
Lease Details
Yes
Highway access
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
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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 - Includes an established repair facility, a separate commercial building, storage space, and on-site parking.
Where is this auto shop located?
The property is located at 87 & 89 Franklin St 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: Two tax parcels included in the sale; Two commercial buildings, including an established auto repair shop; Separate building offers leasing potential or additional commercial use
