32 Garfield Ave.

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.

Description:

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.

Positioned within an established commercial and residential area of Endicott, 32 Garfield Avenue offers a convenient location for professional and service-oriented businesses serving the Greater Binghamton market. The property benefits from proximity to Endicott’s primary business districts, neighborhood services, healthcare providers, retail amenities and a substantial surrounding residential population, supporting both client accessibility and day-to-day business operations.

The property also offers convenient connectivity to the region’s primary transportation network, including Main Street, NYS Route 26, NYS Route 17C and Interstate 86, providing access throughout Endicott, Endwell, Vestal, Johnson City and Binghamton. The surrounding market is supported by a diverse employment base that includes healthcare, education, advanced manufacturing, professional services and technology-related employers. Continued public and private investment throughout the Endicott area further supports the location as an established setting for office, medical, insurance and other professional service users.

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