Listing Agency: Pavia Real Estate

Listed By: Patrick Agen · License #NY 30AG0873445

Source: Crexi

Added: Nov 5, 2021 Changed: Aug 8 Last Checked: Aug 20 at 11:45AM

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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 Pavia Real Estate

Investment Insights

Based on property information with market context.

This property features a metal recycling, salvage yard, auto repair, and towing business. The turn-key business includes land, buildings, business equipment, and inventory. The auto business has multiple towing contracts and a growing metal recycling business. The location is within 20 minutes of I-81, the Canadian Border, and Fort Drum. The property size is 8000 square feet.

Key Highlights

• Turn‑key business operation including land, buildings, equipment, and inventory.
• Established auto repair and towing business with multiple towing contracts.
• Growing metal recycling business.

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

$49,478

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

5.07%

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%

$989,560 $989.6K

Cap Rate 7%

$706,829 $706.8K

Cap Rate 9%

$549,756 $549.8K

Market Conditions

NOI Build-Up for 8,000 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

$75.8K $9.48/SF

− Vacancy

−$5.2K −$0.64/SF

EGI

$70.7K $8.84/SF

− OpEx

−$21.2K −$2.65/SF

NOI

$49.5K $6.18/SF

Area

Jefferson 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%

$989,560

Cap Rate 7%

$706,829

Cap Rate 9%

$549,756

Alternative Uses

Best Use

Retail

$1.38M

$1.21M – $1.61M (±1% cap)

NOI $96,566 @ 7.0% cap · market cap 9.90%

Second Best

Industrial

$706.8K

$618.5K – $824.6K (±1% cap)

NOI $49,478 @ 7.0% cap · market cap 5.07%

Theoretical Best

Office A

$2.21M

$1.93M – $2.57M (±1% cap)

NOI $154,368 @ 7.0% cap · market cap 15.83%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Wills Wrecker Waste Management Facility

Suggested Use

Top Pick Auto Parts Store Big Box & Wholesale 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.

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 13656, NY

2,901

Population

1,190

Households

2.4

Avg Household Size

37

Median Age

15%

College-Educated

83%

High-School Grad

87.1 sq mi

ZIP Area

33

Density / Sq Mi

$62,250

Median Household Income

$31,218

Median Earnings

$487

Median Rent

$145,500

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 auto shops located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Auto shop - Established auto and metal recycling business for sale.

Where is this auto shop located?

The property is located at 24913 Allen Rd La Fargeville, NY.

What is the asking price?

The asking price for this property is $975,000.

What are key features of this property?

This property features: Turn‑key business operation including land, buildings, equipment, and inventory.; Established auto repair and towing business with multiple towing contracts.; Growing metal recycling business.