Flex Building with Truck
For Sale
$325,000
9 Commerce Drive, Massena, NY 13662
COMMERCIAL, Commercial, Massena, NY
Property Size4,000 SF
Lot Size2.90 Acres
Price / SF$81.25
Days on Market84
Property Features for 9 Commerce Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
18
Parking features
Garage, Garage - Attached, Driveway
Interior features
9 ft.+ ceilings, Double door entry
Exterior features
Outdoor lights
Lot features
Land lease, Level lot
Elementary school district
Massena Central School District
Middle school district
Massena Central School District
High school district
Massena Central School District
Directions
Coming out of Massena on South Main Street(which turns into Rt. 420), crosss over railroad tracks and take right into Industrial Park. Midlakes building is second left hand turn and building is on left hand side.
Subdivision
ST LAWRENCE
Standard status
Active
APN
16.035-1-7
Size
4,000 SF
Lot size
2.90 Acres
Taxes and HOA fees
Tax Annual Amount
3000
Utilities
Utilities
Cable Available
Building Details
Year built
1999
Floors in Building
2
Building materials
Brick accent, Vinyl siding
Roof type
Shingle
Architectural style
Other
Listing Agency:
Paul Post Realty
(315) 769-2414
Listed By:
Timothy P Post · License #30PO0714028
(315) 250-3527
Added: Jun 15
Changed: Sep 4
Last Checked: Sep 6 at 3:06AM
MLS# 52930
Copyright © 2026 St. Lawrence Board of Realtors. 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.
Built in 1999, this 4,000-square-foot flex property provides six offices, two handicap-accessible bathrooms, a kitchen area measuring 17x8'2
Key Highlights
- 4,000‑square‑foot flex building on 2.9 acres
- Six offices and 2 handicap‑accessible bathrooms
- Two‑stall truck garage with two remote‑controlled 12x12 doors
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
$24,686
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
7.60%
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%
$493,720
$493.7K
Cap Rate 7%
$352,657
$352.7K
Cap Rate 9%
$274,289
$274.3K
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
−$2.7K −$0.66/SF
EGI
$35.3K $8.82/SF
− OpEx
−$10.6K −$2.64/SF
NOI
$24.7K $6.17/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
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%
$493,720
Cap Rate 7%
$352,657
Cap Rate 9%
$274,289
Alternative Uses
Best Use
Office B
$748.3K
$654.8K – $873.1K
NOI $52,384 @ 7.0% cap · market cap 16.12%
Second Best
Flex RnD
$621.8K
$544.1K – $725.4K
NOI $43,524 @ 7.0% cap · market cap 13.39%
Theoretical Best
Office A
$992.4K
$868.3K – $1.16M
NOI $69,466 @ 7.0% cap · market cap 21.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Service bays
6
Office units
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 13662, NY
15,814
Population
7,785
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
89.2 sq mi
ZIP Area
177
Density / Sq Mi
$56,987
Median Household Income
$38,535
Median Earnings
$712
Median Rent
$118,300
Median Home Value
Market
Vacancy Rate% for Office 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 - Commercially zoned flex space with offices, accessible restrooms, and an attached two-stall truck garage.
Where is this flex space located?
The property is located at 9 Commerce Drive Massena, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 4,000‑square‑foot flex building on 2.9 acres; Six offices and 2 handicap‑accessible bathrooms; Two‑stall truck garage with two remote‑controlled 12x12 doors
