32 Garfield Ave.

Investment Overview

Offered at $349,000, 32 Garfield Avenue is a well-maintained, 5,655-square-foot mixed-use investment property in Endicott, New York, combining professional retail space, an insurance office, and a three-bedroom apartment. The property offers diversified income potential, substantial completed capital improvements, and a proposed owner leaseback to support the transition to new ownership. The owner, who operates Eye Contact by Kathy, will lease back approximately 3,000 square feet for two years at $2,500 per month, providing $30,000 in annual base rent from the optical space alone. Rick Bongiorno Insurance occupies a separate commercial space, while the residential apartment provides an additional income source. Ownership has invested approximately $150,000 in renovations since acquisition, including a new roof, ventilation system, insulation, new windows, and restoration of the optical space’s distinctive tin ceiling. The building and interiors are in near-excellent condition, positioning the property for continued operation with limited anticipated near-term capital needs. A highly visible corner location, on-site parking, multiple entrances, and established signage support the property’s appeal to commercial occupants. For investors, the combination of a two-year owner leaseback, multiple income sources, and significant completed improvements presents an accessible mixed-use acquisition. The optical space also offers potential future owner-user flexibility following the leaseback term.

Investment Highlights

• Offered at $349,000—approximately $61.72 per square foot.
• 5,655 SF mixed-use building with optical retail space, a separate insurance office, and a three-bedroom apartment.
• Proposed two-year owner leaseback of approximately 3,000 SF at $2,500 per month, generating $30,000 in annual base rent.
• Approximately $150,000 invested in renovations, including a new roof, ventilation system, insulation, windows, and restored tin ceiling.
• Near-excellent building and interior condition, with substantial capital improvements completed.
• Multiple income sources across commercial and residential uses.
• Visible corner location with on-site parking, multiple entrances, and established signage.
• Future owner-user potential following the optical space’s leaseback term.