Mixed-Use Property with Split-Level
For Sale
$999,900
Pending
8984/8998 Brewerton Road, Brewerton, NY 13029
CommercialSale, Brewerton, NY
Property Size5,878 SF
Lot Size5.38 Acres
Days on Market374
Property Features for 8984/8998 Brewerton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
gc
Zoning description
Light Industrial
Parking
20
Parking features
Paved or Surfaced
Lot features
Rectangular, Rectangular Lot
High school
Cicero-North Syracuse High
Elementary school district
North Syracuse
Middle school district
North Syracuse
High school district
North Syracuse
Directions
ROUTE 31 TO BREWERTON RD
Subdivision
Cicero-312289
Standard status
Pending
APN
312289-119-000-0002-027-002-0000
Size
5,878 SF
Lot size
5.38 Acres
Taxes and HOA fees
Tax Annual Amount
9574
Utilities
Heating system
Electric (Heating), Zoned, Forced Air, Natural Gas
Cooling system
Zoned, Central Air
Water source
Public
Building Details
Year built
1966
Floors in Building
1
Flooring type
Concrete
Building materials
MetalSiding
Roof type
Metal, Asphalt, Shingle
Listing Agency:
Berkshire Hathaway CNY Realty · Berkshire Hathaway HomeServices
(315) 218-1480
Listed By:
Denise Van Patten · License #10301217397
(315) 436-6992
Added: Aug 12, 2025
Changed: Aug 19
Last Checked: Aug 20 at 5:06AM
MLS# S1629651
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 GC-zoned mixed-use property encompasses 5.38 acres and 5,878 square feet of improvements. The site includes multiple buildings along with a four-level split-level residence that can provide on-site living or additional business-related space. Construction includes metal siding, concrete flooring, and a combination of metal, asphalt, and shingle roofing. Heating is provided by electric, zoned, forced-air, and natural-gas systems, while zoned central air supplies cooling.
Located at 8984/8998 Brewerton Road in Brewerton, New York, the property is positioned near Micron. Paved or surfaced parking and public water service are in place. Built in 1966, the property offers a combination of land, commercial improvements, and residential space within a single holding.
Located at 8984/8998 Brewerton Road in Brewerton, New York, the property is positioned near Micron. Paved or surfaced parking and public water service are in place. Built in 1966, the property offers a combination of land, commercial improvements, and residential space within a single holding.
Key Highlights
- 5.38‑acre mixed‑use property with 5,878 square feet of improvements
- GC zoning
- Multiple buildings plus a 4‑level split‑level residence
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
$54,720
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
5.47%
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%
$1,094,400
$1.1M
Cap Rate 7%
$781,714
$781.7K
Cap Rate 9%
$608,000
$608.0K
Market Conditions
NOI Build-Up for 5,878 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
$100.9K $17.16/SF
− Vacancy
−$13.3K −$2.27/SF
EGI
$87.6K $14.89/SF
− OpEx
−$32.8K −$5.59/SF
NOI
$54.7K $9.31/SF
Area
Onondaga County, NY
Vacancy
13.20%
Lease Rate
$17.16 /SF/Yr
Expense Ratio
37.50%
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%
$1,094,400
Cap Rate 7%
$781,714
Cap Rate 9%
$608,000
Alternative Uses
Best Use
Mixed Use
$781.7K
$684.0K – $912.0K
NOI $54,720 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.02M
$893.8K – $1.19M
NOI $71,507 @ 7.0% cap · market cap 7.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
55
Businesses Nearby
Explore this area
Business Placement
Demographics for 13029, NY
7,118
Population
3,304
Households
2.2
Avg Household Size
44
Median Age
36%
College-Educated
94%
High-School Grad
17.6 sq mi
ZIP Area
404
Density / Sq Mi
$101,555
Median Household Income
$56,841
Median Earnings
$938
Median Rent
$236,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - GC-zoned property combines multiple buildings, a four-level residence, paved parking, and public water service.
Where is this mixed-use property located?
The property is located at 8984/8998 Brewerton Road Brewerton, NY.
What is the asking price?
The asking price for this property is $999,900.
What are key features of this property?
This property features: 5.38‑acre mixed‑use property with 5,878 square feet of improvements; GC zoning; Multiple buildings plus a 4‑level split‑level residence
