Liverpool Mixed-Use Investment
For Sale
Contact for pricing
Pending
5 Lumber Way, Liverpool, NY 13090
Meticulously maintained mixed-use property with three tenants on 4.3 acres.
Property Size21,000 SF
Lot Size4.30 Acres
Days on Market686
Property Features for 5 Lumber Way
General Information
Standard status
Pending
Size
21,000 SF
Class
B
Total Parking Spaces
50
Lot size
4.30 Acres
Property subtype
Office, Industrial, Mixed Use
Zoning
Woodard Industrial Park
Occupancy
100%
Lease Type
NN
Investment Type
Stabilized
Net Operating Income
$261,089
Building Details
Year Built
1992
Year Renovated
2023
Buildings
1
Stories
1
Units
3
Tenancy
Multi
Listing Agency:
JC Kelsen Real Estate
Listed By:
Jeff Kelsen · License #NY
Source:
Crexi
Added: Oct 16, 2024
Changed: Aug 24
Last Checked: Sep 1 at 9:46AM
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 JC Kelsen Real Estate
Investment Insights
Based on property information with market context.
This mixed-use property is part of a three-property portfolio available for sale. The building features a brick and glass facade and is situated on 4.3 acres, part of a larger 12-acre parcel. The property is fully occupied by three tenants. The property has been meticulously maintained.
Key Highlights
- 4.3 acres of land included in the sale.
- Property is 100% occupied by three tenants.
- Brick and glass office/shop building.
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
$221,470
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
7.38%
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%
$4,429,400
$4.4M
Cap Rate 7%
$3,163,857
$3.2M
Cap Rate 9%
$2,460,778
$2.5M
Market Conditions
NOI Build-Up for 21,000 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
$340.2K $16.20/SF
− Vacancy
−$44.9K −$2.14/SF
EGI
$295.3K $14.06/SF
− OpEx
−$73.8K −$3.52/SF
NOI
$221.5K $10.55/SF
Area
Onondaga County, NY
Vacancy
13.20%
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%
$4,429,400
Cap Rate 7%
$3,163,857
Cap Rate 9%
$2,460,778
Alternative Uses
Best Use
Office B
$3.16M
$2.77M – $3.69M
NOI $221,470 @ 7.0% cap · market cap 7.38%
Second Best
Mixed Use
$2.79M
$2.44M – $3.26M
NOI $195,495 @ 7.0% cap · market cap 6.52%
Theoretical Best
Office A
$3.65M
$3.19M – $4.26M
NOI $255,468 @ 7.0% cap · market cap 8.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
272
Businesses Nearby
Explore this area
Business Placement
Demographics for 13090, NY
30,472
Population
12,591
Households
2.4
Avg Household Size
39
Median Age
42%
College-Educated
95%
High-School Grad
14.6 sq mi
ZIP Area
2,087
Density / Sq Mi
$90,315
Median Household Income
$53,198
Median Earnings
$1,294
Median Rent
$196,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Meticulously maintained mixed-use property with three tenants on 4.3 acres.
Where is this mixed-use property located?
The property is located at 5 Lumber Way Liverpool, NY.
What is the asking price?
The asking price for this property is $3,000,000.
What are key features of this property?
This property features: 4.3 acres of land included in the sale.; Property is 100% occupied by three tenants.; Brick and glass office/shop building.
