Flex Space with Canal
For Sale
$2,900,000
125 Southern Avenue, Little Falls, NY 13365
CommercialSale, Little Falls, NY
Property Size22,000 SF
Lot Size1.20 Acres
Price / SF$131.82
Days on Market71
Property Features for 125 Southern Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
M1
Zoning description
Commercial
Parking
20
Parking features
Paved or Surfaced
Security features
Security
Lot features
Irregular Lot
Elementary school district
Little Falls
Middle school district
Little Falls
High school district
Little Falls
Subdivision
Little Falls-City-210900
Standard status
Active
APN
210900-114-084-0001-004-000-0000
Size
22,000 SF
Lot size
1.20 Acres
Taxes and HOA fees
Tax Annual Amount
32059
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas, Hot Water(Heating), Zoned
Cooling system
Zoned
Water source
Public
Water front features
Canal Access
Amenities
loading docks
Building Details
Year built
2020
Floors in Building
1
Flooring type
Concrete
Building materials
Block, MetalSiding, Concrete
Roof type
Flat, Rubber, Membrane
Listing Agency:
River Hills Properties LLC Barn
(315) 896-1009
Listed By:
Robin Mongeau · License #10491202123
(315) 868-6719
Added: Jun 25
Changed: Sep 1
Last Checked: Sep 3 at 8:06PM
MLS# S1693939
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 1.2-acre property includes a 22,000-square-foot, single-story building configured with predominantly open interior space and high ceilings. The facility has oversized openings, multiple loading docks, concrete flooring, and construction incorporating block, metal siding, and concrete. Built in 2020, the building has received work related to structural stability and code conformity.
The property is positioned across from Little Falls’ Canal district and includes direct water views and canal access. Public water and public sewer serve the site, while natural gas hot-water heating, zoned heating and cooling, paved or surfaced parking, and a flat membrane rubber roof are in place. The building has not experienced flood waters or damage during reported high-profile weather incidents in the Mohawk Valley.
The property is positioned across from Little Falls’ Canal district and includes direct water views and canal access. Public water and public sewer serve the site, while natural gas hot-water heating, zoned heating and cooling, paved or surfaced parking, and a flat membrane rubber roof are in place. The building has not experienced flood waters or damage during reported high-profile weather incidents in the Mohawk Valley.
Key Highlights
- 22,000‑square‑foot single‑story building on 1.2 acres
- M1 zoning with predominantly open interior space and high ceilings
- Oversized openings and numerous loading docks in place
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
$165,221
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
5.70%
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%
$3,304,420
$3.3M
Cap Rate 7%
$2,360,300
$2.4M
Cap Rate 9%
$1,835,789
$1.8M
Market Conditions
NOI Build-Up for 22,000 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
$208.6K $9.48/SF
− Vacancy
−$14.2K −$0.64/SF
EGI
$194.4K $8.84/SF
− OpEx
−$29.2K −$1.33/SF
NOI
$165.2K $7.51/SF
Area
Herkimer 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%
$3,304,420
Cap Rate 7%
$2,360,300
Cap Rate 9%
$1,835,789
Alternative Uses
Best Use
Flex RnD
$4.06M
$3.55M – $4.74M
NOI $284,170 @ 7.0% cap · market cap 9.80%
Second Best
Warehouse
$2.36M
$2.07M – $2.75M
NOI $165,221 @ 7.0% cap · market cap 5.70%
Theoretical Best
Office A
$6.55M
$5.73M – $7.64M
NOI $458,378 @ 7.0% cap · market cap 15.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
112
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13365, NY
8,448
Population
4,066
Households
2.1
Avg Household Size
44
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
68
Density / Sq Mi
$60,458
Median Household Income
$44,317
Median Earnings
$800
Median Rent
$121,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - M1-zoned property offers open interiors, high ceilings, loading docks, and public utilities.
Where is this flex space located?
The property is located at 125 Southern Avenue Little Falls, NY.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: 22,000‑square‑foot single‑story building on 1.2 acres; M1 zoning with predominantly open interior space and high ceilings; Oversized openings and numerous loading docks in place
