Light Manufacturing and Warehouse
For Sale
Contact for pricing
17 Route 146, Mechanicville, NY 12118
Newer metal building with office and warehouse space, including a 10-ton bridge crane.
Property Size15,500 SF
Price / SF$233.35
Days on Market61
Property Features for 17 Route 146
General Information
Standard status
Active
Size
15,500 SF
Property subtype
Industrial
Zoning
PDD - HCM
Occupancy
100%
Lease Type
Absolute Net
Investment Type
Sale/Leaseback
Building Details
Year Built
2019
Tenancy
Single
Listing Agency:
CBRE - Albany
Listed By:
Laurie Tylenda, SIOR · License #NY 10301205946
Source:
Crexi
Added: Jul 7
Changed: Aug 13
Last Checked: Aug 29 at 8:41PM
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 CBRE - Albany
Investment Insights
Based on property information with market context.
The property at 17 Route 146 in Mechanicville, NY is a newer light manufacturing and warehousing facility built in a metal structure. The building includes approximately 15,500 SF total, with about 5,000 SF dedicated to office space and about 10,500 SF of warehouse area. The warehouse is described as clean and bright and features a 10-ton bridge crane.
The site is positioned along Route 146, a major regional corridor, and is noted for prime visibility. The property was initially planned with future expansion in mind, with the ability to accommodate various expansion sizes ranging from 3,000 to 16,000 SF, depending on the growth scenario.
As configured today, the facility supports light manufacturing and warehouse operations with on-site office space, while retaining flexibility for additional building area as needs change.
The site is positioned along Route 146, a major regional corridor, and is noted for prime visibility. The property was initially planned with future expansion in mind, with the ability to accommodate various expansion sizes ranging from 3,000 to 16,000 SF, depending on the growth scenario.
As configured today, the facility supports light manufacturing and warehouse operations with on-site office space, while retaining flexibility for additional building area as needs change.
Key Highlights
- Built in 2019: 15,500 SF metal building used for light manufacturing and warehousing
- 15,500 SF split into 5,000 SF office and 10,500 SF warehouse
- Warehouse includes a 10‑ton bridge crane
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
$224,874
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
6.22%
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%
$4,497,480
$4.5M
Cap Rate 7%
$3,212,486
$3.2M
Cap Rate 9%
$2,498,600
$2.5M
Market Conditions
NOI Build-Up for 15,500 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
$372.0K $24.00/SF
− Vacancy
−$26.0K −$1.68/SF
EGI
$346.0K $22.32/SF
− OpEx
−$121.1K −$7.81/SF
NOI
$224.9K $14.51/SF
Area
Saratoga County, NY
Vacancy
7.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$4,497,480
Cap Rate 7%
$3,212,486
Cap Rate 9%
$2,498,600
Alternative Uses
Best Use
Flex RnD
$3.21M
$2.81M – $3.75M
NOI $224,874 @ 7.0% cap · market cap 6.22%
Second Best
Warehouse
$1.66M
$1.46M – $1.94M
NOI $116,406 @ 7.0% cap · market cap 3.22%
Theoretical Best
Office A
$4.64M
$4.06M – $5.41M
NOI $324,756 @ 7.0% cap · market cap 8.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12118, NY
16,618
Population
8,079
Households
2.1
Avg Household Size
42
Median Age
33%
College-Educated
93%
High-School Grad
35.3 sq mi
ZIP Area
471
Density / Sq Mi
$91,182
Median Household Income
$54,079
Median Earnings
$1,105
Median Rent
$315,100
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 - Newer metal building with office and warehouse space, including a 10-ton bridge crane.
Where is this flex space located?
The property is located at 17 Route 146 Mechanicville, NY.
What is the asking price?
The asking price for this property is $3,617,000.
What are key features of this property?
This property features: Built in 2019: 15,500 SF metal building used for light manufacturing and warehousing; 15,500 SF split into 5,000 SF office and 10,500 SF warehouse; Warehouse includes a 10‑ton bridge crane
