Versatile Flex
New
For Sale
$286,000
72 Sweet Road, Warrensburg, NY 12885
Commercial Sale, Warrensburg, NY
Property Size4,000 SF
Lot Size3.99 Acres
Price / SF$71.50
Days on Market2
Property Features for 72 Sweet Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Parking
50
Lot features
Private, Level
Directions
Take Rt 9 North out of Warrensburg to Rt 9 & 28 split. Turn onto Sweet Road right between. Property on Right after sawdust shoot.
Standard status
Active
APN
524000 183.3-1-18.113
Lot size
3.99 Acres
Taxes and HOA fees
Tax Annual Amount
1952
Utilities
Water source
Well
Building Details
Building materials
Wood Siding
Roof type
Metal
Architectural style
Other
Additional Structures
Outbuilding
Listing Agency:
Julie & Co Realty LLC
(518) 350-7653
Listed By:
Glenn Harris · License #10401337967
(518) 494-8318
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 22 at 6:06PM
MLS# 202624559
Copyright © 2026 Global MLS, Inc. 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 combines an existing building with a sizable level site suited to commercial operations requiring both enclosed and outdoor areas. The improvements include roughly 4,000 square feet of building space, wood siding, a metal roof, and a well water source. The approximately 3.99-acre parcel provides room for parking, equipment, vehicles, trailers, or additional storage. Sawmill equipment located outside the buildings will be removed before closing.
The property is positioned at the Route 9 and 28 split, just north of Warrensburg, New York. Mixed zoning applies, and any proposed use remains subject to municipal zoning requirements, permitting, and approvals. The combination of building space and open ground supports consideration for service, storage, warehouse, fleet, contractor, or equipment-oriented operations, subject to those approvals.
The property is positioned at the Route 9 and 28 split, just north of Warrensburg, New York. Mixed zoning applies, and any proposed use remains subject to municipal zoning requirements, permitting, and approvals. The combination of building space and open ground supports consideration for service, storage, warehouse, fleet, contractor, or equipment-oriented operations, subject to those approvals.
Key Highlights
- Approximately 3.99 acres of level commercial land
- Roughly 4,000 square feet of existing building space
- Located at the Route 9 and 28 split, just north of Warrensburg
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
$24,739
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
8.65%
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%
$494,780
$494.8K
Cap Rate 7%
$353,414
$353.4K
Cap Rate 9%
$274,878
$274.9K
Market Conditions
NOI Build-Up for 4,000 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
$37.9K $9.48/SF
− Vacancy
−$2.6K −$0.64/SF
EGI
$35.3K $8.84/SF
− OpEx
−$10.6K −$2.65/SF
NOI
$24.7K $6.18/SF
Area
Warren County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$494,780
Cap Rate 7%
$353,414
Cap Rate 9%
$274,878
Alternative Uses
Best Use
Flex RnD
$742.1K
$649.4K – $865.8K
NOI $51,948 @ 7.0% cap · market cap 18.16%
Second Best
Warehouse
$429.1K
$375.5K – $500.7K
NOI $30,040 @ 7.0% cap · market cap 10.50%
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $83,808 @ 7.0% cap · market cap 29.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12885, NY
4,371
Population
2,724
Households
1.6
Avg Household Size
46
Median Age
17%
College-Educated
84%
High-School Grad
80.3 sq mi
ZIP Area
54
Density / Sq Mi
$65,454
Median Household Income
$49,245
Median Earnings
$1,042
Median Rent
$149,000
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 - Level commercial site with existing building space and outdoor area for vehicles, trailers, equipment, and storage.
Where is this flex space located?
The property is located at 72 Sweet Road Warrensburg, NY.
What is the asking price?
The asking price for this property is $286,000.
What are key features of this property?
This property features: Approximately 3.99 acres of level commercial land; Roughly 4,000 square feet of existing building space; Located at the Route 9 and 28 split, just north of Warrensburg
