Flex Space with Canal
125 Southern Avenue, Little Falls, NY 13365
For Sale
$2,900,000
CommercialSale, Little Falls, NY
Property Size22,000 SF
Lot Size1.20 Acres
Price / SF$131.82
Days on Market139
Property Features for 125 Southern Avenue
General Information
Property type
Property subtype
Zoning
Zoning description
Parking
Parking features
Security features
Lot features
Elementary school district
Middle school district
High school district
Subdivision
Standard status
APN
Size
Lot size
Taxes and HOA fees
Tax Annual Amount
Utilities
Sewer type
Heating system
Cooling system
Water source
Water front features
Amenities
oversized openings
loading docks
Building Details
Year built
Floors in Building
Flooring type
Building materials
Roof type
Listing Agency:
River Hills Properties LLC Barn
(315) 896-1009
Listed By:
Robin Mongeau · License NY #10491202123
(315) 868-6719
Added: Jun 25
Changed: Oct 30
Last Checked: Nov 10 at 5:06AM
MLS# S1693939
Copyright © 2026 New York State Alliance of MLSs, LLC. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
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Investment Insights
Based on property information with market context.
This 1.2-acre property includes a 22,000-square-foot, single-story building configured with predominantly open interior space and high ceilings. The facility has oversized openings, multiple loading docks, concrete flooring, and construction incorporating block, metal siding, and concrete. Built in 2020, the building has received work related to structural stability and code conformity.
The property is positioned across from Little Falls’ Canal district and includes direct water views and canal access. Public water and public sewer serve the site, while natural gas hot-water heating, zoned heating and cooling, paved or surfaced parking, and a flat membrane rubber roof are in place. The building has not experienced flood waters or damage during reported high-profile weather incidents in the Mohawk Valley.
The property is positioned across from Little Falls’ Canal district and includes direct water views and canal access. Public water and public sewer serve the site, while natural gas hot-water heating, zoned heating and cooling, paved or surfaced parking, and a flat membrane rubber roof are in place. The building has not experienced flood waters or damage during reported high-profile weather incidents in the Mohawk Valley.
Key Highlights
- 22,000‑square‑foot single‑story building on 1.2 acres
- M1 zoning with predominantly open interior space and high ceilings
- Oversized openings and numerous loading docks in place
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$165,221
Cap Rate
5.70%
Suggested Prices Based on Cap Rates
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
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 Rate 5%
$3,304,420
Cap Rate 7%
$2,360,300
Cap Rate 9%
$1,835,789
Alternative Uses
Best Use
Flex RnD
$4.06M
$3.55M – $4.74M
NOI $284,170 @ 7.0% cap · market cap 9.80%
Second Best
Warehouse
$2.36M
$2.07M – $2.75M
NOI $165,221 @ 7.0% cap · market cap 5.70%
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.
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Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
112
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
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Market
Vacancy Rate% for Industrial in Northeast region
Frequently Asked Questions
What type of property is this?
Flex space - M1-zoned property offers open interiors, high ceilings, loading docks, and public utilities.
Where is this flex space 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: 22,000‑square‑foot single‑story building on 1.2 acres; M1 zoning with predominantly open interior space and high ceilings; Oversized openings and numerous loading docks in place
