Corner Retail Site with Multiple Curb
For Sale
$299,900
9497 Brewerton Road, Brewerton, NY 13029
COMMERCIAL - Brewerton, NY
Property Size2,760 SF
Lot Size1.03 Acres
Price / SF$108.66
Days on Market693
Property Features for 9497 Brewerton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
455 Dealer
Zoning description
Commercial
Rooms
Basement
Parking
45
Lot features
Pie Shaped Lot
Elementary school district
Central Square
Middle school district
Central Square
High school district
Central Square
Directions
Brewerton Road north of Mud Mill on the right side, from the north on Brewerton Road at the intersection of Orangeport Road.
Subdivision
Cicero-312289
Standard status
Active
APN
312289-117-000-0004-010-002-0000
Size
2,760 SF
Lot size
1.03 Acres
Taxes and HOA fees
Tax Annual Amount
3788
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Electric (Heating), Zoned, Natural Gas
Cooling system
Zoned
Building Details
Year built
1959
Floors in Building
3
Roof type
Metal
Listing Agency:
Rooftop Realty Group LLC
(315) 944-2198
Listed By:
Michael S Banks · License #10301223248
(315) 516-2476
Added: Sep 24, 2024
Changed: Aug 4
Last Checked: Aug 17 at 6:06AM
MLS# S1568186
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 offering includes two lots totaling 1.03 acres, identified as (117.-04-10.1) on the second tax map lot. The property has 280' frontage on Brewerton Road and lot dimensions of 280'x210'x377'. It’s positioned as a corner site with multiple curb cuts for convenient access to the premises.
The property is currently selling and servicing boats, and it is zoned for automobile sales. Multiple sales offices are on the main floor with additional storage on the 2nd floor. The garage area includes two garage doors.
Improvements include a metal roof and zoned systems for heating and cooling, with natural gas, radiant, and electric heating noted, as well as public sewer service.
The property is currently selling and servicing boats, and it is zoned for automobile sales. Multiple sales offices are on the main floor with additional storage on the 2nd floor. The garage area includes two garage doors.
Improvements include a metal roof and zoned systems for heating and cooling, with natural gas, radiant, and electric heating noted, as well as public sewer service.
Key Highlights
- Two lots totaling 1.03 acres (tax map lot 117.-04‑10.1)
- 280' frontage on Brewerton Road
- Lot dimensions 280'x210'x377'
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
$12,393
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
4.13%
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%
$247,860
$247.9K
Cap Rate 7%
$177,043
$177.0K
Cap Rate 9%
$137,700
$137.7K
Market Conditions
NOI Build-Up for 2,760 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
$19.0K $6.89/SF
− Vacancy
−$1.3K −$0.48/SF
EGI
$17.7K $6.41/SF
− OpEx
−$5.3K −$1.92/SF
NOI
$12.4K $4.49/SF
Area
Onondaga County, NY
Vacancy
6.90%
Lease Rate
$6.89 /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%
$247,860
Cap Rate 7%
$177,043
Cap Rate 9%
$137,700
Alternative Uses
Best Use
Retail
$475.9K
$416.4K – $555.3K
NOI $33,315 @ 7.0% cap · market cap 11.11%
Second Best
Industrial
$177.0K
$154.9K – $206.6K
NOI $12,393 @ 7.0% cap · market cap 4.13%
Theoretical Best
Office A
$479.7K
$419.7K – $559.6K
NOI $33,576 @ 7.0% cap · market cap 11.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
159
Businesses Nearby
65k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 47%
Electronics 2%
Hotels & Casinos 1%
Circle K
Shops & Services
21,401 visits/mo
0.4 miles
McDonald's
Dining
15,737 visits/mo
0.3 miles
Dunkin' Donuts
Dining
9,973 visits/mo
0.3 miles
Dollar General
Shops & Services
9,606 visits/mo
0.4 miles
Little Caesars Pizza
Dining
3,032 visits/mo
0.4 miles
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
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 1.03-acre corner retail site zoned for automobile sales with multiple curb cuts and public sewer.
Where is this retail space located?
The property is located at 9497 Brewerton Road Brewerton, NY.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two lots totaling 1.03 acres (tax map lot 117.-04‑10.1); 280' frontage on Brewerton Road; Lot dimensions 280'x210'x377'
