Mixed-Use Investment
For Sale
Contact for pricing
9 E Park Row, Clinton, NY 13323
Five-parcel property with multiple commercial tenants and two second-floor apartments in Clinton.
Property Size9,000 SF
Price / SF$127.78
Days on Market58
Property Features for 9 E Park Row
General Information
Standard status
Active
Size
9,000 SF
Total Parking Spaces
45
Property subtype
Mixed Use
Zoning
C-1
Additional Details
Multifamily Units
2
Building Details
Units
2
Tenancy
Multi
Listing Agency:
Pavia Real Estate
Listed By:
Christopher Flynn · License #10401342197
(315) 736-1555
Source:
Crexi
Added: Jul 9
Changed: Aug 25
Last Checked: Sep 2 at 5:21PM
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.
Located at 9 E. Park Row in the Village of Clinton, this five-parcel investment property includes commercial space occupied by Fisher Auto Parts, Giovanni's Pizzeria, Heidelberg Materials, and Closet Boss, along with two second-floor apartments.
Public remarks cite high traffic and visibility, which may support storefront activity for the existing commercial tenants.
The offering is structured as a multi-parcel package with both income-producing retail/commercial tenants and residential units on the upper level, providing an investment mix across the five parcels.
Public remarks cite high traffic and visibility, which may support storefront activity for the existing commercial tenants.
The offering is structured as a multi-parcel package with both income-producing retail/commercial tenants and residential units on the upper level, providing an investment mix across the five parcels.
Key Highlights
- Five‑parcel property in the Village of Clinton
- Multiple commercial tenants including Fisher Auto Parts and Giovanni's Pizzeria
- Additional commercial tenants include Heidelberg Materials and Closet Boss
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
$103,664
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
9.01%
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%
$2,073,280
$2.1M
Cap Rate 7%
$1,480,914
$1.5M
Cap Rate 9%
$1,151,822
$1.2M
Market Conditions
NOI Build-Up for 9,000 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
$145.8K $16.20/SF
− Vacancy
−$7.6K −$0.84/SF
EGI
$138.2K $15.36/SF
− OpEx
−$34.6K −$3.84/SF
NOI
$103.7K $11.52/SF
Area
Oneida County, NY
Vacancy
5.20%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
25.00%
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%
$2,073,280
Cap Rate 7%
$1,480,914
Cap Rate 9%
$1,151,822
Alternative Uses
Best Use
Specialty Retail
$1.48M
$1.30M – $1.73M
NOI $103,664 @ 7.0% cap · market cap 9.01%
Second Best
Retail
$1.29M
$1.13M – $1.51M
NOI $90,531 @ 7.0% cap · market cap 7.87%
Theoretical Best
Office A
$2.37M
$2.08M – $2.77M
NOI $166,018 @ 7.0% cap · market cap 14.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
377
Businesses Nearby
Explore this area
Business Placement
Demographics for 13323, NY
11,415
Population
4,664
Households
2.4
Avg Household Size
43
Median Age
49%
College-Educated
97%
High-School Grad
38.9 sq mi
ZIP Area
293
Density / Sq Mi
$82,060
Median Household Income
$42,768
Median Earnings
$1,126
Median Rent
$231,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Five-parcel property with multiple commercial tenants and two second-floor apartments in Clinton.
Where is this retail space located?
The property is located at 9 E Park Row Clinton, NY.
What is the asking price?
The asking price for this property is $1,150,000.
What are key features of this property?
This property features: Five‑parcel property in the Village of Clinton; Multiple commercial tenants including Fisher Auto Parts and Giovanni's Pizzeria; Additional commercial tenants include Heidelberg Materials and Closet Boss
