Listing Agency: The O'Hara Group

Listed By: Thomas O'Hara Show Phone

Source: Nicholcityrealty

Added: Nov 27, 2025 Changed: Sep 8 Last Checked: Sep 8 at 8:34AM

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Investment Insights

Based on property information with market context.

This well-maintained office and warehouse space is located in Fayetteville. The property offers approximately 4,200 square feet of space, including about 1,000 square feet of office space. The shop and warehouse area provides approximately 3,200 square feet. The office area features an 8-foot ceiling height, while the shop area has a 12-foot ceiling height, and the warehouse area has a 14-foot ceiling height. There are four overhead doors; three measure 10x10, and one measures 10x11. The fourth bay includes a dock inside for loading and unloading. The warehouse and shop area are heated and equipped with large electrical service.

Key Highlights

• 4200 sq ft of combined office and warehouse space.
• Includes 1000 sq ft of office space.
• Features 3200 sq ft of shop and warehouse space.

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

Office B

$632.8K

$553.7K – $738.2K (±1% cap)

NOI $44,294 @ 7.0% cap · market cap 9.33%

Second Best

Warehouse

$327.1K

$286.3K – $381.7K (±1% cap)

NOI $22,900 @ 7.0% cap · market cap 4.82%

Theoretical Best

Office A

$729.9K

$638.7K – $851.6K (±1% cap)

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

Office Units

Suggested Use

Top Pick Kitchen & Bath Showroom Building Supply Garden Center Electrical Service Daycare Center Big Box & Wholesale Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

649

Businesses Nearby

Under-served

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 Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Warehouse - Well-maintained office and warehouse in Fayetteville, approximately 4,200 square feet.

Where is this warehouse located?

The property is located at 108 Clinton Street 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: 4200 sq ft of combined office and warehouse space.; Includes 1000 sq ft of office space.; Features 3200 sq ft of shop and warehouse space.