Salvage Yard and Warehouse
For Sale
$499,999
15 Pasco Avenue, Queensbury, NY 12804
COMMERCIAL - Queensberry, NY
Property Size3,300 SF
Lot Size10.21 Acres
Price / SF$151.51
Days on Market280
Property Features for 15 Pasco Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
High school district
Queensberry
Directions
West on Sherman Avenue from Route 9 turn right onto Pasco Avenue.
Standard status
Active
Lot size
10.21 Acres
Taxes and HOA fees
Tax Annual Amount
8990
Utilities
Heating system
Forced Air, Natural Gas
Water source
Other
Amenities
paved parking
Building Details
Year built
2003
Roof type
Metal
Listing Agency:
EXP REALTY
(888) 276-0630
Listed By:
Wayne Hartard · License #10301219674
Added: Nov 13, 2025
Changed: Aug 4
Last Checked: Aug 20 at 4:06AM
MLS# 11602515
Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
The property is a well-established salvage yard that was formerly Ray’s Salvage Yard, set on 10.21 acres. It includes a newly built 3,300-square-foot building designed for business, storage, or warehouse use, along with well-maintained grounds and paved parking. The site has space for 500+ vehicles, supporting yard-based operations.
Located at 15 Pasco Avenue in Queensberry, New York (Warren County), the offering includes two parcels: 301.19-1-5 (2.71 acres) and 301.19-1-10 (7.5 acres), totaling the full 10.21 acres.
This configuration is a practical fit for buyers or operators looking for a ready-to-run yard environment with dedicated storage under roof and substantial paved vehicle capacity. The combination of a salvage yard layout, a newly built warehouse, and large-scale parking makes it suitable for businesses that need both outdoor handling space and on-site warehouse capability.
Located at 15 Pasco Avenue in Queensberry, New York (Warren County), the offering includes two parcels: 301.19-1-5 (2.71 acres) and 301.19-1-10 (7.5 acres), totaling the full 10.21 acres.
This configuration is a practical fit for buyers or operators looking for a ready-to-run yard environment with dedicated storage under roof and substantial paved vehicle capacity. The combination of a salvage yard layout, a newly built warehouse, and large-scale parking makes it suitable for businesses that need both outdoor handling space and on-site warehouse capability.
Key Highlights
- Over 10.21 acres for a well‑established salvage yard (includes two parcels: 301.19‑1‑5 and 301.19‑1‑10).
- Newly built 3,300 sq ft building suited for business, storage, or warehouse use.
- Paved parking with space for 500+ vehicles.
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
$24,783
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
4.96%
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%
$495,660
$495.7K
Cap Rate 7%
$354,043
$354.0K
Cap Rate 9%
$275,367
$275.4K
Market Conditions
NOI Build-Up for 3,300 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
$31.3K $9.48/SF
− Vacancy
−$2.1K −$0.64/SF
EGI
$29.2K $8.84/SF
− OpEx
−$4.4K −$1.33/SF
NOI
$24.8K $7.51/SF
Area
Warren 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%
$495,660
Cap Rate 7%
$354,043
Cap Rate 9%
$275,367
Alternative Uses
Best Use
Warehouse
$354.0K
$309.8K – $413.1K
NOI $24,783 @ 7.0% cap · market cap 4.96%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$987.7K
$864.3K – $1.15M
NOI $69,142 @ 7.0% cap · market cap 13.83%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12804, NY
27,790
Population
13,287
Households
2.1
Avg Household Size
47
Median Age
39%
College-Educated
94%
High-School Grad
54.7 sq mi
ZIP Area
508
Density / Sq Mi
$90,074
Median Household Income
$50,368
Median Earnings
$1,209
Median Rent
$284,400
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?
Warehouse - Well-maintained salvage yard on 10+ acres with a newly built warehouse for storage and vehicle operations.
Where is this warehouse located?
The property is located at 15 Pasco Avenue Queensbury, NY.
What is the asking price?
The asking price for this property is $499,999.
What are key features of this property?
This property features: Over 10.21 acres for a well‑established salvage yard (includes two parcels: 301.19‑1‑5 and 301.19‑1‑10).; Newly built 3,300 sq ft building suited for business, storage, or warehouse use.; Paved parking with space for 500+ vehicles.
