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    45 W Main St Little Falls, NY 13365

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    Claim this Listing
    For Lease
    $1,500/Mo $13 SF/Yr (calc)

    Commercial Building - Little Falls, NY

    Property size:
    1,300 SF
    Added:
    Dec 15, 2025
    Days on Market:
    138
    Last Refresh:
    May 2 at 7:06 pm

    Property Features for 45 W Main St

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Zoning
    200
    Bathrooms
    1
    Rooms
    Bathroom 1
    Parking features
    Garage
    Interior features
    Corner Unit
    Exterior features
    Corner Unit
    Standard status
    Active
    APN
    114.68‑7‑2
    Size
    1,300 SF

    Taxes and HOA fees

    Tax Annual Amount
    0

    Utilities

    Heating system
    Forced Air

    Building Details

    Floors in Building
    1
    Flooring type
    Carpet, Laminate
    Building materials
    Vinyl Siding
    Roof type
    Asphalt
    Architectural style
    Other

    We can help!

    Listing Contact
    Angela Gonyo

    Listing agent Angela Gonyo

    Listing office WOLF RIVER REAL ESTATE LLC 1425 State St, SCHENECTADY, NY

    Listing date Dec 15, 2025

    MLS# 11618822 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Downtown Office Space Available Now

    Office space is currently available, encompassing approximately 25% of the building. The suite includes multiple private offices within a professional and functional layout. Abundant natural light fills the space, which features a dedicated entrance on the West Main Street side and off-street parking for staff and clients. The space is suitable for attorneys, accountants, healthcare providers, designers, consultants, or other professional users seeking flexible office accommodations in a high-visibility downtown location. The layout incorporates several private offices, common areas, reception space, and access to restrooms. The space is ready for immediate occupancy and allows for minor customization to meet tenant needs. Constructed in 1971, the building features durable steel and masonry construction, a rubber membrane roof, central air conditioning, and two high-efficiency furnaces installed in 2016. Twelve off-street parking spaces are located at the rear of the property. Zoned commercial, the property is ideally positioned within walking distance to banks, government offices, restaurants, cafes, shops, and community services, benefiting from strong pedestrian traffic and street exposure. Little Falls' location along the I-90 corridor between Utica and Amsterdam makes it accessible for professional and service-based businesses. The property size is 1300 square feet. The building was constructed in 1971.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Malone & Malone Law Firm Towpath Vision Care, ... Physician

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Little Falls
    County
    Herkimer
    State
    New York
    Longitude
    -74.861247
    Latitude
    43.042363

    FAQs

    What type of property is this?
    Office units - Functional office suite in a high-visibility, walkable downtown location.
    Where is this office units located?
    The property is located at 45 W Main St Little Falls, NY.
    What is the lease rate?
    The lease rate is $1,500 /Mo.
    What are key features of this property?
    This property features: High‑visibility downtown location with strong pedestrian traffic and excellent street exposure.; Dedicated entrance on West Main Street and convenient off‑street parking (12 spaces), a valuable downtown amenity.; Flexible office accommodations suitable for various professional users, ready for immediate occupancy or minor customization.
    (518) 390-7059
    We can help!
    Listing Contact
    Angela Gonyo
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    45 W Main St, Little Falls, NY 13365

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