Building Details

Year Built 2010

Listing Agency: Brannock Properties LLC

Listed By: James Wells Show Phone

Source: Signatureonerealtygroup

Added: Sep 1 Changed: Sep 5 Last Checked: Sep 5 at 4:24AM

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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 Brannock Properties LLC

Investment Insights

Based on property information with market context.

This off-lake marina property in Hague, New York, provides 65 boat storage spots along with a 28 x 28 garage area and crane lift. A double-wide structure with an attached garage adds enclosed space that can serve as living quarters or rental space.

The property is located within 1/4 mile of a free boat launch, providing convenient access for boat storage users. Built in 2010, the property carries mixed zoning and combines storage, lifting, garage, and residential-style improvements in one operating location.

Key Highlights

• 65 boat storage spots
• Within 1/4 mile of a free boat launch
• 28 x 28 garage space

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

$9,374

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

3.13%

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%

$187,480 $187.5K

Cap Rate 7%

$133,914 $133.9K

Cap Rate 9%

$104,156 $104.2K

Market Conditions

NOI Build-Up for 1,000 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

$14.4K $14.40/SF

− Vacancy

−$1.0K −$1.01/SF

EGI

$13.4K $13.39/SF

− OpEx

−$4.0K −$4.02/SF

NOI

$9.4K $9.37/SF

Area

Warren County, NY

Vacancy

7.00%

Lease Rate

$14.40 /SF/Yr

Expense Ratio

30.00%

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%

$187,480

Cap Rate 7%

$133,914

Cap Rate 9%

$104,156

Alternative Uses

Best Use

Self Storage

$133.9K

$117.2K – $156.2K (±1% cap)

NOI $9,374 @ 7.0% cap · market cap 3.13%

Second Best

Warehouse

$107.3K

$93.9K – $125.2K (±1% cap)

NOI $7,510 @ 7.0% cap · market cap 2.50%

Theoretical Best

Office A

$299.3K

$261.9K – $349.2K (±1% cap)

NOI $20,952 @ 7.0% cap · market cap 6.99%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Marinas

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

1

Businesses Nearby

Explore this area Business Placement

Demographics for 12836, NY

528

Population

729

Households

0.7

Avg Household Size

61

Median Age

33%

College-Educated

93%

High-School Grad

43.5 sq mi

ZIP Area

12

Density / Sq Mi

$81,875

Median Household Income

$46,172

Median Earnings

$592

Median Rent

$350,000

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

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this marinas located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Marina - Mixed zoning, a crane lift, and nearby boat-launch access support marina storage operations.

Where is this marina located?

The property is located at 25/26 Sunset Hill Hague, NY.

What is the asking price?

The asking price for this property is $299,900.

What are key features of this property?

This property features: 65 boat storage spots; Within 1/4 mile of a free boat launch; 28 x 28 garage space