Flex Building With Auto
For Sale
$160,000
1450 Huntington Street, Watertown, NY 13601
C1-zoned commercial building with warehouse functionality, office and bathroom space, paved parking, and automotive equipment.
Property Size1,490 SF
Days on Market307
Property Features for 1450 Huntington Street
General Information
Standard status
Active
Size
1,490 SF
Total Parking Spaces
20
Property subtype
Commercial
Zoning
C1, Commercial
Taxes and HOA fees
Annual Taxes
$1,710
Building Details
Building Size
1,490 SF
Year Built
1964
Buildings
1
Stories
1
Listing Agency:
Lake Ontario Realty, LLC
(315) 649-3434
Listed By:
Amanda J Miller · License #49MI0953024
(315) 649-3434
Source:
Northstarwny
Added: Oct 20, 2025
Changed: Aug 22
Last Checked: Aug 22 at 2:23AM
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 Lake Ontario Realty, LLC
Investment Insights
Based on property information with market context.
Located at 1450 Huntington Street in Watertown, this 1964 flex building combines warehouse-style space with a small office and bathroom. The interior layout is adaptable for commercial operations, while paved on-site parking supports trucks, employees, and service vehicles.
The property includes newer insulated overhead doors, a 4-post automotive lift, and a commercial air compressor. A separate storage building is positioned behind the main structure. Zoning is C1, Commercial, and the property is situated minutes from Fort Drum.
The configuration supports a range of documented commercial applications, including auto-related services, contractor operations, landscaping supply, storage, and light commercial trades. Its mix of operational space, customer-accessible parking, and ancillary storage provides a flexible setup for an owner-user or commercial operator.
The property includes newer insulated overhead doors, a 4-post automotive lift, and a commercial air compressor. A separate storage building is positioned behind the main structure. Zoning is C1, Commercial, and the property is situated minutes from Fort Drum.
The configuration supports a range of documented commercial applications, including auto-related services, contractor operations, landscaping supply, storage, and light commercial trades. Its mix of operational space, customer-accessible parking, and ancillary storage provides a flexible setup for an owner-user or commercial operator.
Key Highlights
- C1, Commercial zoning
- 1964 flex building with warehouse‑style functionality
- Newer insulated overhead doors
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
$11,190
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
6.99%
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%
$223,800
$223.8K
Cap Rate 7%
$159,857
$159.9K
Cap Rate 9%
$124,333
$124.3K
Market Conditions
NOI Build-Up for 1,490 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
$14.1K $9.48/SF
− Vacancy
−$961 −$0.64/SF
EGI
$13.2K $8.84/SF
− OpEx
−$2.0K −$1.33/SF
NOI
$11.2K $7.51/SF
Area
Jefferson 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%
$223,800
Cap Rate 7%
$159,857
Cap Rate 9%
$124,333
Alternative Uses
Best Use
Retail
$256.9K
$224.8K – $299.8K
NOI $17,985 @ 7.0% cap · market cap 11.24%
Second Best
Warehouse
$159.9K
$139.9K – $186.5K
NOI $11,190 @ 7.0% cap · market cap 6.99%
Theoretical Best
Office A
$410.7K
$359.4K – $479.2K
NOI $28,751 @ 7.0% cap · market cap 17.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
205
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13601, NY
37,287
Population
18,653
Households
2
Avg Household Size
37
Median Age
25%
College-Educated
90%
High-School Grad
140.8 sq mi
ZIP Area
265
Density / Sq Mi
$57,503
Median Household Income
$37,061
Median Earnings
$974
Median Rent
$170,100
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?
Flex space - C1-zoned commercial building with warehouse functionality, office and bathroom space, paved parking, and automotive equipment.
Where is this flex space located?
The property is located at 1450 Huntington Street Watertown, NY.
What is the asking price?
The asking price for this property is $160,000.
What are key features of this property?
This property features: C1, Commercial zoning; 1964 flex building with warehouse‑style functionality; Newer insulated overhead doors
