Flex Space with Overhead
For Sale
$850,000
46 NY-146, Mechanicville, NY 12118
Commercial Sale, Call Listing Agent, NY
Property Size3,700 SF
Price / SF$229.73
Days on Market127
Property Features for 46 NY-146
General Information
Property type
Commercial Sale
Property subtype
Other
Standard status
Active
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
6603
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating)
Cooling system
Central Air
Water source
Well
Amenities
overhead door
Building Details
Building materials
Vinyl Siding
Listing Agency:
EXP Realty
(888) 276-0630
Listed By:
Wayne A. Hartard · License #10301219674
(631) 708-5249
Added: Apr 24
Changed: Aug 25
Last Checked: Aug 28 at 7:06PM
MLS# 990365
Copyright © 2026 OneKey MLS. 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-space property includes a building exceeding 3,700 square feet, an overhead door, and parking area. The structure has vinyl siding, central air conditioning, electric heat, well water, and a septic tank. C1 zoning supports a range of commercial applications identified in the property information, including industrial, automotive sales and repair, medical, retail, sporting, and fitness uses.
The property is located at 46 NY-146 in Clifton Park, within an industrial district and near the town center. Its NY-146 address provides a defined commercial setting for storage, production, or business operations. The existing improvements also offer a base for future customization, subject to applicable approvals.
The property is located at 46 NY-146 in Clifton Park, within an industrial district and near the town center. Its NY-146 address provides a defined commercial setting for storage, production, or business operations. The existing improvements also offer a base for future customization, subject to applicable approvals.
Key Highlights
- Flex‑space building measuring 3,700+ square feet
- C1 zoning identified for industrial, automotive, medical, retail, sporting, and fitness uses
- Overhead door included
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
$53,680
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
6.32%
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%
$1,073,600
$1.1M
Cap Rate 7%
$766,857
$766.9K
Cap Rate 9%
$596,444
$596.4K
Market Conditions
NOI Build-Up for 3,700 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
$88.8K $24.00/SF
− Vacancy
−$6.2K −$1.68/SF
EGI
$82.6K $22.32/SF
− OpEx
−$28.9K −$7.81/SF
NOI
$53.7K $14.51/SF
Area
Saratoga County, NY
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,073,600
Cap Rate 7%
$766,857
Cap Rate 9%
$596,444
Alternative Uses
Best Use
Flex RnD
$766.9K
$671.0K – $894.7K
NOI $53,680 @ 7.0% cap · market cap 6.32%
Second Best
Warehouse
$397.0K
$347.3K – $463.1K
NOI $27,787 @ 7.0% cap · market cap 3.27%
Theoretical Best
Office A
$1.11M
$969.0K – $1.29M
NOI $77,522 @ 7.0% cap · market cap 9.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12118, NY
16,618
Population
8,079
Households
2.1
Avg Household Size
42
Median Age
33%
College-Educated
93%
High-School Grad
35.3 sq mi
ZIP Area
471
Density / Sq Mi
$91,182
Median Household Income
$54,079
Median Earnings
$1,105
Median Rent
$315,100
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 - C1-zoned commercial building with central air, electric heat, and well water.
Where is this flex space located?
The property is located at 46 NY-146 Mechanicville, NY.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Flex‑space building measuring 3,700+ square feet; C1 zoning identified for industrial, automotive, medical, retail, sporting, and fitness uses; Overhead door included
