Renovated Barn Office
For Sale
$721,999
Pending
101 River Street, Warrensburg, NY 12885
COMMERCIAL - Other - Warrensburg, NY
Property Size5,888 SF
Lot Size0.28 Acres
Days on Market800
Property Features for 101 River Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking
50
Elementary school
Warrensburg
High school
Warrensburg
Elementary school district
Warrensburg
Middle school district
Warrensburg
High school district
Warrensburg
Directions
River Street adjacent to Auto Shop and Day Care
Standard status
Pending
APN
524000 211.17-5-13.2
Size
5,888 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Annual Amount
7085
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
central air
security systems
ADA compliance
recreation area
Building Details
Year built
1890
Floors in Building
2
Building materials
Wood Siding
Architectural style
Other
Listing Agency:
KW Platform · Keller Williams Realty
(518) 724-5800
Listed By:
Elizabeth Page · License #10401333541
(518) 573-1112
Added: Jun 5, 2024
Changed: Aug 4
Last Checked: Aug 13 at 1:06PM
MLS# 202418736
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.
Originally built in 1890, this 5,888-square-foot commercial building is a renovated barn with wood siding and a professionally finished interior. The property includes wood-finish interiors, central air, forced-air heating, security systems, and ADA-compliant features. Its existing layout supports corporate office use, warehousing, recreation areas, and other commercial applications permitted under the Commercial zoning designation.
The property is situated on a 0.28-acre lot and includes two adjacent vacant parcels totaling approximately 3 acres. Those parcels may support parking, additional construction, or other uses, subject to applicable approvals. More than 50 parking spaces are available, while public water and public sewer serve the property.
The property is situated on a 0.28-acre lot and includes two adjacent vacant parcels totaling approximately 3 acres. Those parcels may support parking, additional construction, or other uses, subject to applicable approvals. More than 50 parking spaces are available, while public water and public sewer serve the property.
Key Highlights
- 5,888‑square‑foot renovated barn building originally constructed in 1890
- Commercial zoning with office, warehousing, recreation, and other commercial use potential
- Two adjacent vacant parcels totaling approximately 3 acres
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
$44,219
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
6.12%
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%
$884,380
$884.4K
Cap Rate 7%
$631,700
$631.7K
Cap Rate 9%
$491,322
$491.3K
Market Conditions
NOI Build-Up for 5,888 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
$55.8K $9.48/SF
− Vacancy
−$3.8K −$0.64/SF
EGI
$52.0K $8.84/SF
− OpEx
−$7.8K −$1.33/SF
NOI
$44.2K $7.51/SF
Area
Warren County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$884,380
Cap Rate 7%
$631,700
Cap Rate 9%
$491,322
Alternative Uses
Best Use
Office B
$1.30M
$1.14M – $1.52M
NOI $91,146 @ 7.0% cap · market cap 12.62%
Second Best
Flex RnD
$1.09M
$955.8K – $1.27M
NOI $76,467 @ 7.0% cap · market cap 10.59%
Theoretical Best
Office A
$1.76M
$1.54M – $2.06M
NOI $123,365 @ 7.0% cap · market cap 17.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
359
Businesses Nearby
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 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?
Office building - Historic commercial property with flexible interior areas, modern building systems, and ADA-compliant access.
Where is this office building located?
The property is located at 101 River Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $721,999.
What are key features of this property?
This property features: 5,888‑square‑foot renovated barn building originally constructed in 1890; Commercial zoning with office, warehousing, recreation, and other commercial use potential; Two adjacent vacant parcels totaling approximately 3 acres
