Flex Space with Loading
For Sale
$2,900,000
125 Southern Avenue, Little Falls, NY 13365
Single-story commercial building offers mostly open interior space, high ceilings, and existing gas, sewer, and electric service.
Property Size22,000 SF
Lot Size1.20 Acres
Price / SF$131.82
Days on Market67
Property Features for 125 Southern Avenue
General Information
Standard status
Active
Size
22,000 SF
Total Parking Spaces
20
Lot size
1.20 Acres
Property subtype
Commercial
Zoning
M1, Commercial
Additional Details
Utilities to Site
Yes
Land Use
commercial
Taxes and HOA fees
Annual Taxes
$32,059
Amenities
oversized openings
loading docks
Building Details
Building Size
22,000 SF
Year Built
2020
Buildings
1
Stories
1
Listing Agency:
River Hills Properties LLC Barn
(315) 868-6719
Listed By:
Robin Mongeau · License #10491202123
(315) 868-6719
Source:
Wcirealty
Added: Jun 25
Changed: Aug 29
Last Checked: Aug 24 at 6:23AM
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 Barn
Investment Insights
Based on property information with market context.
This 22,000-square-foot flex space occupies 1.2 acres and features a single-story layout with predominantly open floor area and high ceilings. Oversized openings and numerous loading docks are already in place, supporting a range of commercial configurations. Gas, sewer, and electric utilities serve the property. Structural work has been completed, and the building has been brought into code conformity according to the property information.
The site is positioned across from Little Falls’ Canal district and includes direct water views. The surrounding area includes dining, taverns, antique shops, cafes, coffee shops, florists, specialty retailers, and annual festival activity. The building has not experienced floodwater or damage during major weather incidents described for the Mohawk Valley.
The site is positioned across from Little Falls’ Canal district and includes direct water views. The surrounding area includes dining, taverns, antique shops, cafes, coffee shops, florists, specialty retailers, and annual festival activity. The building has not experienced floodwater or damage during major weather incidents described for the Mohawk Valley.
Key Highlights
- 22,000‑square‑foot building on 1.2 acres
- Single‑story layout with mostly open space and high ceilings
- Numerous loading docks and oversized openings in place
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
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.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
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
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Frequently Asked Questions
What type of property is this?
Flex space - Single-story commercial building offers mostly open interior space, high ceilings, and existing gas, sewer, and electric service.
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 building on 1.2 acres; Single‑story layout with mostly open space and high ceilings; Numerous loading docks and oversized openings in place
