Land with Two-Story Pole
For Sale
$225,000
lot#3-19 Salmon Cir, Annsville, NY 13471
Build-ready multi-parcel tract with a two-story pole barn and initial pool barn work, plus RV hookups via private road access.
Property Size1,944 SF
Lot Size8.00 Acres
Days on Market70
Property Features for lot#3-19 Salmon Cir
General Information
Standard status
Active
Size
1,944 SF
Lot size
8.00 Acres
Property subtype
Land
Taxes and HOA fees
Annual Taxes
$1,090
Building Details
Building Size
1,944 SF
Year Built
2015
Stories
2
Listing Agency:
Coldwell Banker Prime Prop. Inc.
(315) 762-4032
Listed By:
Laura Loomis-Patrick · License #30LO0763455
(315) 762-4032
Source:
Elliman
Added: Jun 1
Changed: Aug 8
Last Checked: Jul 16 at 8:39AM
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 Coldwell Banker Prime Prop. Inc.
Investment Insights
Based on property information with market context.
This for-sale assemblage offers 8-plus acres with 10 additional parcels included. The property is set up for building, with roads already in place and the land cleared for development. Improvements include a two-story pole barn and a pool barn that has been started for use as potential living space. The lots are subdivided and can be sold separately, and the tract also includes two RV hook ups ready for building.
Access is provided by a private road that runs from Coal Hill to Salmon Drive, supporting convenient entry to the subdivided lots. The setting is described as park-like, and the interior road provides the needed circulation for planning and construction across the parcels.
The configuration can suit buyers looking to build a new home on a cleared lot with existing outbuilding improvements, or those seeking a multi-lot setup for phased development and separate lot sales. With the on-site road access, subdivided layout, and RV hookups already in place, it’s also a practical fit for owners planning interim use while completing construction across the tract.
Access is provided by a private road that runs from Coal Hill to Salmon Drive, supporting convenient entry to the subdivided lots. The setting is described as park-like, and the interior road provides the needed circulation for planning and construction across the parcels.
The configuration can suit buyers looking to build a new home on a cleared lot with existing outbuilding improvements, or those seeking a multi-lot setup for phased development and separate lot sales. With the on-site road access, subdivided layout, and RV hookups already in place, it’s also a practical fit for owners planning interim use while completing construction across the tract.
Key Highlights
- 8+ acre build‑ready multi‑parcel tract with roads already started
- Two‑story pole barn (year built 2015) plus initial pool barn work for potential living space
- Private road access off Coal Hill to Salmon Drive
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
$14,600
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
6.49%
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%
$292,000
$292.0K
Cap Rate 7%
$208,571
$208.6K
Cap Rate 9%
$162,222
$162.2K
Market Conditions
NOI Build-Up for 1,944 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
$18.4K $9.48/SF
− Vacancy
−$1.3K −$0.64/SF
EGI
$17.2K $8.84/SF
− OpEx
−$2.6K −$1.33/SF
NOI
$14.6K $7.51/SF
Area
Oneida County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$292,000
Cap Rate 7%
$208,571
Cap Rate 9%
$162,222
Alternative Uses
Best Use
Warehouse
$208.6K
$182.5K – $243.3K
NOI $14,600 @ 7.0% cap · market cap 6.49%
Second Best
Industrial
$171.8K
$150.3K – $200.4K
NOI $12,023 @ 7.0% cap · market cap 5.34%
Theoretical Best
Office A
$512.3K
$448.3K – $597.7K
NOI $35,860 @ 7.0% cap · market cap 15.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1
Businesses Nearby
Explore this area
Business Placement
Demographics for 13471, NY
3,023
Population
1,232
Households
2.5
Avg Household Size
43
Median Age
12%
College-Educated
83%
High-School Grad
79.1 sq mi
ZIP Area
38
Density / Sq Mi
$67,898
Median Household Income
$43,393
Median Earnings
$1,103
Median Rent
$110,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - Build-ready multi-parcel tract with a two-story pole barn and initial pool barn work, plus RV hookups via private road access.
Where is this residential land & home lot located?
The property is located at lot#3-19 Salmon Cir Annsville, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 8+ acre build‑ready multi‑parcel tract with roads already started; Two‑story pole barn (year built 2015) plus initial pool barn work for potential living space; Private road access off Coal Hill to Salmon Drive
