Fayetteville Office & Warehouse
For Sale
$475,000
108 Clinton St, Manlius, NY 13066
Well-maintained office and warehouse space in the heart of Fayetteville.
Property Size4,200 SF
Lot Size0.20 Acres
Price / SF$113.10
Days on Market165
Property Features for 108 Clinton St
General Information
Standard status
Active
Size
4,200 SF
Lot size
0.20 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$6,392
Building Details
Building Size
4,200 SF
Year Built
1965
Stories
1
Listing Agency:
The O'Hara Group
(315) 256-1312
Listed By:
Allyson Louise Thibodeau
(315) 256-1312
Source:
Elliman
Added: Mar 10
Changed: Aug 11
Last Checked: Aug 11 at 11:12AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The O'Hara Group
Investment Insights
Based on property information with market context.
This well-maintained property in Fayetteville offers a combination of office and warehouse space, totaling 4,200 square feet. The office area comprises approximately 1,000 square feet, while the shop and warehouse space accounts for 3,200 square feet. The office area features an 8-foot ceiling height, the shop area has a 12-foot ceiling height, and the warehouse provides a 14-foot ceiling height. There are four overhead doors, three measuring 10x10 and one measuring 10x11. The fourth bay includes an interior dock for convenient loading and unloading. The warehouse and shop areas are heated and equipped with large electrical service.
Key Highlights
- Combination of Office and Warehouse Space: 4,200 total sq ft with 1,000 sq ft of office and 3,200 sq ft of shop/warehouse.
- Includes a dock‑high door for easy loading and unloading.
- Features 4 overhead doors (3 are 10x10, 1 is 10x11).
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
$22,900
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
4.82%
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%
$458,000
$458.0K
Cap Rate 7%
$327,143
$327.1K
Cap Rate 9%
$254,444
$254.4K
Market Conditions
NOI Build-Up for 4,200 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
$28.9K $6.89/SF
− Vacancy
−$2.0K −$0.48/SF
EGI
$26.9K $6.41/SF
− OpEx
−$4.0K −$0.96/SF
NOI
$22.9K $5.45/SF
Area
Onondaga County, NY
Vacancy
6.90%
Lease Rate
$6.89 /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%
$458,000
Cap Rate 7%
$327,143
Cap Rate 9%
$254,444
Alternative Uses
Best Use
Warehouse
$327.1K
$286.3K – $381.7K
NOI $22,900 @ 7.0% cap · market cap 4.82%
Second Best
Industrial
$269.4K
$235.7K – $314.3K
NOI $18,859 @ 7.0% cap · market cap 3.97%
Theoretical Best
Office A
$729.9K
$638.7K – $851.6K
NOI $51,094 @ 7.0% cap · market cap 10.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
649
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 13066, NY
12,949
Population
5,971
Households
2.2
Avg Household Size
48
Median Age
65%
College-Educated
96%
High-School Grad
14.8 sq mi
ZIP Area
875
Density / Sq Mi
$121,599
Median Household Income
$70,284
Median Earnings
$1,218
Median Rent
$265,900
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.
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Frequently Asked Questions
What type of property is this?
Flex space - Well-maintained office and warehouse space in the heart of Fayetteville.
Where is this flex space located?
The property is located at 108 Clinton St Manlius, NY.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Combination of Office and Warehouse Space: 4,200 total sq ft with 1,000 sq ft of office and 3,200 sq ft of shop/warehouse.; Includes a **dock‑high door** for easy loading and unloading.; Features 4 overhead doors (3 are 10x10, 1 is 10x11).
