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    Commercial Property with Car Wash Title is generated by Realmo AI

    9809 River Road, Marcy, NY 13403

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    Claim this Listing
    For Sale
    $695,000

    COMMERCIAL - Marcy, NY

    Property size:
    4,860 SF
    Lot size:
    2.68 Acres
    Price / SF:
    $143/SF
    Added:
    Apr 14, 2023
    Days on Market:
    1129
    Last Refresh:
    May 16 at 6:06 pm

    Property Features for 9809 River Road

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Com1/Res1
    Parking
    20
    Parking features
    Paved or Surfaced
    Standard status
    Active
    APN
    306.007-1-42.2; 306.007-1-42.1
    Size
    4,860 SF
    Lot size
    2.68 Acres

    Taxes and HOA fees

    Tax Annual Amount
    8349

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Central, Radiant, Forced Air, Natural Gas
    Water source
    Public

    Building Details

    Year built
    2005
    Floors in Building
    1
    Number of units
    3
    Flooring type
    Concrete
    Building materials
    Block, Frame, WoodSiding
    Roof type
    Asphalt, Metal

    We can help!

    Listing Contact
    Matthew G. Pryputniewicz
    Matthew G. Pryputniewicz

    Listing agent Matthew G. Pryputniewicz License #40PR0919917

    Listing office Berkshire Hathaway Home Services CNY 7920 State Route 5 Suite #1, Liverpool, NY

    Listing date Apr 14, 2023

    MLS# S1464567

    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.

    HighLights

    • Established car wash business built in 2005 with 2 manual wash bays and room for expansion.
    • Two tax parcels totaling 2.67 acres with significant road frontage (243' on River Road).
    • Includes a renovated 1500 sf office/apartment with garage (renovated in 2018) and a separate 1800 sf building (built in 2003) with 2 car lifts.
    • All buildings are uniformly designed and well‑maintained.
    • Car wash features radiant floor heating to prevent ice buildup.
    • Paved parking and driveways provide a clean and attractive appearance.

    Overview

    This commercial property consists of two tax parcels. The car wash, constructed in 2005, is situated on 0.91 acres of paved surface. It features two manual wash bays, encompassing 1440 square feet, with space available for an additional bay, along with vacuums and trash collection. The second parcel, totaling 1.76 acres, wraps around the car wash and extends approximately 500 feet to the rear, including a 60-foot right-of-way that contributes to the 243 feet of road frontage on River Road. All parking and driveways are paved. The property includes a renovated 1500 square foot office building/apartment with a garage, updated in 2018, and a 30' x 60' building constructed in 2003, equipped with two car lifts. Additionally, there is a 10' x 12' storage shed. The car wash features a concrete floor with radiant heat. The total property size is 4860 square feet. The intended use of the property is commercial. The owner is retiring.

    Financial Insights

    Value Estimation Calculated for Specialty Retail

    Conservative
    $622.0K
    NOI $55,978 @ 9.00% cap · cautious / downside scenario
    Moderate
    $799.7K
    NOI $55,978 @ 7.00% cap · market / base-case scenario
    Aggressive
    $1.12M
    NOI $55,978 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Specialty Retail

    Component $ $/SF
    Gross rent $78.7k $16.20
    − Vacancy −$4.1k −$0.84
    EGI $74.6k $15.36
    − OpEx −$18.7k −$3.84
    NOI $56.0k $11.52
    4,860 SF · lease $16.20/SF/yr · vacancy 5.20% · expense 25.00%

    Alternative Use Scenarios

    Best Use
    Specialty Retail
    $799.7K
    $699.7K – $933.0K (±1% cap)
    NOI $55,978 @ 7.0% cap · market cap 8.05%
    Second Best
    Retail
    $698.4K
    $611.1K – $814.8K (±1% cap)
    NOI $48,887 @ 7.0% cap · market cap 7.03%
    Theoretical Best
    Office A
    $1.28M
    $1.12M – $1.49M (±1% cap)
    NOI $89,650 @ 7.0% cap · market cap 12.90%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Drillbrush (Bike/Boat/Book/etc) Store Useful Products LLC Marketing & Advertising

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Marcy
    County
    Oneida
    State
    New York
    Longitude
    -75.238059
    Latitude
    43.12667

    FAQs

    What type of property is this?
    Car wash - Car wash, office, and auto shop on 2.68 acres.
    Where is this car wash located?
    The property is located at 9809 River Road Marcy, NY.
    What is the asking price?
    The asking price for this property is $695,000.
    What are key features of this property?
    This property features: Established car wash business built in 2005 with 2 manual wash bays and room for expansion.; Two tax parcels totaling 2.67 acres with significant road frontage (243' on River Road).; Includes a renovated 1500 sf office/apartment with garage (renovated in 2018) and a separate 1800 sf building (built in 2003) with 2 car lifts.
    (315) 794-3305
    We can help!
    Listing Contact
    Matthew G. Pryputniewicz
    Matthew G. Pryputniewicz
    Real Estate License ID: 40PR0919917
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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