Flex Workshop with Stream
For Sale
$299,000
3858 State Route 52, Youngsville, NY 12791
CommercialSale, Youngsville, NY
Property Size2,070 SF
Lot Size3.00 Acres
Price / SF$144.44
Days on Market9
Property Features for 3858 State Route 52
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
SD
Zoning description
Residential Multi Use
Parking
10
Subdivision
Hardenburgh Patent Div 14
Lot features
Pie Shaped Lot
Elementary school district
Sullivan West
Middle school district
Sullivan West
High school district
Sullivan West
Standard status
Active
APN
2289-018-0-0001-029-003
Size
2,070 SF
Lot size
3.00 Acres
Taxes and HOA fees
Tax Annual Amount
2359
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Baseboard, Heat Pump (Heating)
Cooling system
Heat Pump
Water front features
Stream, River Access
Water front
1
Building Details
Year built
2007
Floors in Building
2
Building materials
FoamInsulation
Roof type
Asphalt
Listing Agency:
Coldwell Banker Timberland Properties · Coldwell Banker Real Estate
(845) 586-3321
Listed By:
James Karpowicz · License #10401283203
(646) 942-8421
Added: Sep 27
Changed: Sep 29
Last Checked: Oct 5 at 8:06AM
MLS# R1717968
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 flex property includes a 2,070-square-foot main building with a 35-by-45-foot workshop, 16-foot ceilings, and a 10-by-10-foot roll-up door. Interior spaces include an office, a conditioned side room, a bathroom, and upper-level storage. Improvements include 200-amp electrical service, three heat pumps, added office insulation, and a wood-burning stove. A separate 21-by-40-foot Quonset-style structure adds 840 square feet. Heating also includes electric and baseboard systems; cooling is provided by heat pumps.
The property occupies approximately 3 acres in Youngsville, New York, with about 629 feet of stream frontage and access to a shared pond. The level, usable grounds provide outdoor working and storage space. The site is zoned SD and served by a septic system.
The property occupies approximately 3 acres in Youngsville, New York, with about 629 feet of stream frontage and access to a shared pond. The level, usable grounds provide outdoor working and storage space. The site is zoned SD and served by a septic system.
Key Highlights
- 2,070‑square‑foot main building with a 35‑by‑45‑foot workshop and 16‑foot ceilings
- 10‑by‑10‑foot roll‑up garage door
- Separate 21‑by‑40‑foot Quonset‑style building with approximately 840 square feet
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
$17,340
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
5.80%
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%
$346,800
$346.8K
Cap Rate 7%
$247,714
$247.7K
Cap Rate 9%
$192,667
$192.7K
Market Conditions
NOI Build-Up for 2,070 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
$26.6K $12.84/SF
− Vacancy
−$1.8K −$0.87/SF
EGI
$24.8K $11.97/SF
− OpEx
−$7.4K −$3.59/SF
NOI
$17.3K $8.38/SF
Area
Sullivan County, NY
Vacancy
6.80%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$346,800
Cap Rate 7%
$247,714
Cap Rate 9%
$192,667
Alternative Uses
Best Use
Flex RnD
$406.0K
$355.2K – $473.6K
NOI $28,417 @ 7.0% cap · market cap 9.50%
Second Best
Industrial
$247.7K
$216.8K – $289.0K
NOI $17,340 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$567.8K
$496.8K – $662.4K
NOI $39,744 @ 7.0% cap · market cap 13.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
16 ft
Clear height
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12791, NY
547
Population
330
Households
1.7
Avg Household Size
52
Median Age
16%
College-Educated
99%
High-School Grad
3.6 sq mi
ZIP Area
152
Density / Sq Mi
$85,181
Median Household Income
$72,438
Median Earnings
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - A separate storage structure, office areas, upgraded electrical service, and usable outdoor space expand the property’s working capacity.
Where is this flex space located?
The property is located at 3858 State Route 52 Youngsville, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: 2,070‑square‑foot main building with a 35‑by‑45‑foot workshop and 16‑foot ceilings; 10‑by‑10‑foot roll‑up garage door; Separate 21‑by‑40‑foot Quonset‑style building with approximately 840 square feet
