Warehouse Property for
For Sale
$2,900,000
125 Southern Avenue, Little Falls, NY 13365
For-sale warehouse property at 125 Southern Avenue, suited for industrial storage and distribution operations.
Property Size22,000 SF
Days on Market57
Property Features for 125 Southern Avenue
General Information
Standard status
Active
Size
22,000 SF
Total Parking Spaces
20
Zoning
Out of Area
Taxes and HOA fees
Annual Taxes
$32,059
Amenities
Zoned
Hot Water
Water
Off Site, Parking Lot
Building Details
Building Size
22,000 SF
Buildings
1
Stories
1
Listing Agency:
River Hills Properties LLC
(315) 896-1009
Listed By:
Robin Mongeau · License #10491202123
(315) 896-1009
Source:
Evrealestate
Added: Jun 25
Changed: Aug 8
Last Checked: Aug 20 at 6:09AM
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 River Hills Properties LLC
Investment Insights
Based on property information with market context.
This offering is a warehouse property presented for sale. It falls within the warehouse and other warehouse commercial categories, making it appropriate for buyers seeking an industrial-style asset that can support storage-focused uses.
The property is located at 125 Southern Avenue, Call Listing Agent, NY 13365. The listing does not provide additional site details such as building size, configuration, loading features, or condition, so prospective purchasers should plan to confirm all operational and due-diligence items directly with the listing agent.
From an end-user or investor standpoint, a warehouse asset can be a practical fit for organizations that need functional space for inventory handling and distribution. Because the public remarks contain limited physical and zoning information, buyers and tenants should verify the specific parameters that matter to their business, including any constraints and permitted use considerations, prior to committing. Interested parties should contact the listing agent for complete property materials and to discuss next steps for viewing and underwriting.
The property is located at 125 Southern Avenue, Call Listing Agent, NY 13365. The listing does not provide additional site details such as building size, configuration, loading features, or condition, so prospective purchasers should plan to confirm all operational and due-diligence items directly with the listing agent.
From an end-user or investor standpoint, a warehouse asset can be a practical fit for organizations that need functional space for inventory handling and distribution. Because the public remarks contain limited physical and zoning information, buyers and tenants should verify the specific parameters that matter to their business, including any constraints and permitted use considerations, prior to committing. Interested parties should contact the listing agent for complete property materials and to discuss next steps for viewing and underwriting.
Key Highlights
- For‑sale warehouse property at 125 Southern Avenue, suited for industrial storage and distribution operations
- Zoned cooling and hot water heating
- Off‑site parking in a parking lot
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
$165,221
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
5.70%
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%
$3,304,420
$3.3M
Cap Rate 7%
$2,360,300
$2.4M
Cap Rate 9%
$1,835,789
$1.8M
Market Conditions
NOI Build-Up for 22,000 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
$208.6K $9.48/SF
− Vacancy
−$14.2K −$0.64/SF
EGI
$194.4K $8.84/SF
− OpEx
−$29.2K −$1.33/SF
NOI
$165.2K $7.51/SF
Area
Herkimer 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%
$3,304,420
Cap Rate 7%
$2,360,300
Cap Rate 9%
$1,835,789
Alternative Uses
Best Use
Warehouse
$2.36M
$2.07M – $2.75M
NOI $165,221 @ 7.0% cap · market cap 5.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.55M
$5.73M – $7.64M
NOI $458,378 @ 7.0% cap · market cap 15.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
109
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13365, NY
8,448
Population
4,066
Households
2.1
Avg Household Size
44
Median Age
19%
College-Educated
91%
High-School Grad
123.6 sq mi
ZIP Area
68
Density / Sq Mi
$60,458
Median Household Income
$44,317
Median Earnings
$800
Median Rent
$121,000
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?
Warehouse - For-sale warehouse property at 125 Southern Avenue, suited for industrial storage and distribution operations.
Where is this warehouse located?
The property is located at 125 Southern Avenue Little Falls, NY.
What is the asking price?
The asking price for this property is $2,900,000.
What are key features of this property?
This property features: For‑sale warehouse property at 125 Southern Avenue, suited for industrial storage and distribution operations; Zoned cooling and hot water heating; Off‑site parking in a parking lot
