22672 Murrock Circle, Watertown, NY 13601

Building Details

Buildings 1 More

Building Size 7,500 SF More

Listing Agency: Anchor Real Estate Advisors LLC

Listed By: Joseph F. Rowley, Jr. · License NY #10491204545 Show Phone

Source: Crexi

Added: Oct 26 Changed: Nov 8 Last Checked: Nov 10 at 8:01AM

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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 Anchor Real Estate Advisors LLC

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Investment Insights

Based on property information with market context.

The 7,500-square-foot flex building occupies a 2-acre site. Its front area includes a customer counter, a small office, a kitchenette, and a bathroom. Metal shelving is installed in the middle section, while the rear-middle area is arranged as open workspace with workbenches and counters. The warehouse at the back has pallet racking and a grade-level overhead door, with a man door beside it and another on the rear wall.

The property is in an industrial park off NYS Route 12, northeast of Exit 47 on I-81. It sits on the west side of the interstate, just north of the exit, in Watertown, New York.

Key Highlights

• 7,500‑square‑foot flex building on a 2‑acre site
• Warehouse area includes pallet racking and a large grade‑level door
• Front section has a customer counter, small office, kitchenette, and bathroom

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$56,325

Cap Rate

8.10%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,126,500 $1.1M

Cap Rate 7%

$804,643 $804.6K

Cap Rate 9%

$625,833 $625.8K

Is this asking price fair?

Market Conditions

NOI Build-Up for 7,500 SF

Gross rent

$71.1K $9.48/SF

− Vacancy

−$4.8K −$0.64/SF

EGI

$66.3K $8.84/SF

− OpEx

−$9.9K −$1.33/SF

NOI

$56.3K $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 Rate 5%

$1,126,500

Cap Rate 7%

$804,643

Cap Rate 9%

$625,833

Alternative Uses

Best Use

Warehouse

$804.6K

$704.1K – $938.8K (±1% cap)

NOI $56,325 @ 7.0% cap · market cap 8.10%

Second Best

Industrial

$662.7K

$579.8K – $773.1K (±1% cap)

NOI $46,386 @ 7.0% cap · market cap 6.67%

Theoretical Best

Office A

$2.07M

$1.81M – $2.41M (±1% cap)

NOI $144,720 @ 7.0% cap · market cap 20.82%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

FleetPride Auto Parts Store

Suggested Use

Top Pick Electrical Service Pharmacy Garden Center (Bike/Boat/Book/etc) Store Restaurant Cafe & Coffee Shop

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

1

Drive-in doors

Yes

Highway access

Location Intelligence

Trade Area within ½ mile

82

Businesses Nearby

Well-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

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

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Frequently Asked Questions

What type of property is this?

Flex space - A mix of customer-facing, office, work, and warehouse areas supports varied operating layouts.

Where is this flex space located?

The property is located at 22672 Murrock Circle Watertown, NY.

What is the asking price?

The asking price for this property is $695,000.

What are key features of this property?

This property features: 7,500‑square‑foot flex building on a 2‑acre site; Warehouse area includes pallet racking and a large grade‑level door; Front section has a customer counter, small office, kitchenette, and bathroom