Flex Space with Automotive
For Sale
$160,000
1450 Huntington Street, Watertown, NY 13601
Commercially zoned building with warehouse functionality, office space, and private paved parking.
Property Size1,490 SF
Price / SF$107.38
Days on Market47
Property Features for 1450 Huntington Street
General Information
Standard status
Active
Size
1,490 SF
Property subtype
CommercialSale
Amenities
paved on-site parking
insulated overhead doors
automotive lift
commercial air compressor
bonus storage building
office
bathroom
Building Details
Buildings
2
Listing Agency:
Lake Ontario Realty, LLC
(315) 771-7780
Listed By:
Michael Tufo · License #10401323637
(315) 771-7780
Source:
Nicholcityrealty
Added: Jul 15
Changed: Aug 29
Last Checked: Aug 29 at 11:32PM
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.
This commercially zoned flex property in Watertown City combines warehouse-style space with a small office and bathroom. The adaptable interior supports operational uses that require both work areas and customer access. Improvements include newer insulated overhead doors, a four-post automotive lift, and a commercial air compressor. A separate storage building at the rear adds additional on-site utility.
Private paved parking accommodates trucks, employees, and service vehicles. The property is located on Huntington Street in Watertown City, just minutes from Fort Drum, placing it near an established workforce and traffic corridor. Its configuration is suited to auto-related operations, contractor activities, landscaping supply, storage, and other light commercial trades supported by the existing improvements.
Private paved parking accommodates trucks, employees, and service vehicles. The property is located on Huntington Street in Watertown City, just minutes from Fort Drum, placing it near an established workforce and traffic corridor. Its configuration is suited to auto-related operations, contractor activities, landscaping supply, storage, and other light commercial trades supported by the existing improvements.
Key Highlights
- 1,490 property size as reported
- Newer insulated overhead doors with potential for another door
- Four‑post automotive lift and commercial air compressor
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 - Commercially zoned building with warehouse functionality, office space, and private paved parking.
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: 1,490 property size as reported; Newer insulated overhead doors with potential for another door; Four‑post automotive lift and commercial air compressor
