Updated Flex Space with Fenced
For Sale
$699,000
1417-31 Valley Drive, Syracuse, NY 13207
Adaptable commercial building combining warehouse, retail, office, and storage areas with a secured outdoor yard.
Property Size11,320 SF
Lot Size0.76 Acres
Price / SF$61.75
Days on Market195
Property Features for 1417-31 Valley Drive
General Information
Standard status
Active
Size
11,320 SF
Lot size
0.76 Acres
Property subtype
Free Standing Building
Site & Location
Fenced Yard
Yes
Utilities to Site
Yes
Warehouse & Industrial
Warehouse Space
9,840 SF
Power
400 amps
Three-Phase Power
Yes
Sprinkler System
Yes
Building Details
Building Size
11,320 SF
Year Built
1935
Buildings
1
Listing Agency:
Bridgeway Commercial Realty, LLC
(315) 254-2027
Listed By:
Davis Yohe
(315) 254-2027
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 29
Last Checked: Aug 29 at 6:09PM
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 Bridgeway Commercial Realty, LLC
Investment Insights
Based on property information with market context.
This flex property includes approximately 11,320 square feet within a 1935 building, with 9,840 square feet dedicated to warehouse or distribution use and 1,480 square feet of retail area. Additional upstairs office, work, and storage space expands the functional layout. The 0.76-acre parcel includes a large, flat, fenced yard and measures approximately 200 feet by 165 feet.
Recent work includes a new 400-amp, three-phase electrical service, upgraded water and sprinkler lines, a wet sprinkler system, new HVAC equipment, LED lighting, windows, doors, insulation, wiring, plumbing, and two ADA bathrooms. The property also has alarm and fire monitoring systems, two hot water heaters, and two mop sinks. Located at 1417-31 Valley Drive in Syracuse, the building is positioned just south of the city off West Seneca Turnpike on Valley Drive and carries Syracuse City commercial zoning.
Recent work includes a new 400-amp, three-phase electrical service, upgraded water and sprinkler lines, a wet sprinkler system, new HVAC equipment, LED lighting, windows, doors, insulation, wiring, plumbing, and two ADA bathrooms. The property also has alarm and fire monitoring systems, two hot water heaters, and two mop sinks. Located at 1417-31 Valley Drive in Syracuse, the building is positioned just south of the city off West Seneca Turnpike on Valley Drive and carries Syracuse City commercial zoning.
Key Highlights
- 11,320 +/- SF flex building on a 0.76 +/- acre parcel
- 9,840 +/- SF warehouse/distribution area plus 1,480 +/- SF retail space
- 200' x 165' lot with a large, flat, fenced yard
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
$61,273
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
8.77%
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%
$1,225,460
$1.2M
Cap Rate 7%
$875,329
$875.3K
Cap Rate 9%
$680,811
$680.8K
Market Conditions
NOI Build-Up for 11,320 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
$77.4K $6.84/SF
− Vacancy
−$5.3K −$0.47/SF
EGI
$72.1K $6.37/SF
− OpEx
−$10.8K −$0.96/SF
NOI
$61.3K $5.41/SF
Area
Syracuse, NY
Vacancy
6.90%
Lease Rate
$6.84 /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%
$1,225,460
Cap Rate 7%
$875,329
Cap Rate 9%
$680,811
Alternative Uses
Best Use
Flex RnD
$1.47M
$1.28M – $1.71M
NOI $102,644 @ 7.0% cap · market cap 14.68%
Second Best
Retail
$1.43M
$1.25M – $1.67M
NOI $100,204 @ 7.0% cap · market cap 14.34%
Theoretical Best
Office A
$1.97M
$1.72M – $2.30M
NOI $137,709 @ 7.0% cap · market cap 19.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Sprinkler system
Yes
Fenced yard
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
322
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13207, NY
13,140
Population
5,954
Households
2.2
Avg Household Size
36
Median Age
33%
College-Educated
90%
High-School Grad
3.2 sq mi
ZIP Area
4,106
Density / Sq Mi
$59,495
Median Household Income
$39,082
Median Earnings
$1,111
Median Rent
$110,500
Median Home Value
Market
Vacancy Rate% for Industrial in Syracuse, NY
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Adaptable commercial building combining warehouse, retail, office, and storage areas with a secured outdoor yard.
Where is this flex space located?
The property is located at 1417-31 Valley Drive Syracuse, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 11,320 +/- SF flex building on a 0.76 +/- acre parcel; 9,840 +/- SF warehouse/distribution area plus 1,480 +/- SF retail space; 200' x 165' lot with a large, flat, fenced yard
