Renovated Manufacturing
For Sale
$695,000
3 Depot Street, Hudson Falls, NY 12839
Renovated industrial facility with commercial zoning, loading access, offices, and three-phase electrical service.
Property Size7,428 SF
Price / SF$93.56
Days on Market14
Property Features for 3 Depot Street
General Information
Standard status
Active
Size
7,428 SF
Property subtype
Commercial
Warehouse & Industrial
Power
400 amps
Three-Phase Power
Yes
Amenities
Accessible Approach with Ramp
Accessible Doors
Accessible Garage
Accessible Hallway(s)
Accessible Sidewalks
Reinforced Floors
Building Details
Year Built
1909
Listing Agency:
Levack Real Estate Inc
Listed By:
R. Mark Levack · License #31LE0744941
(518) 793-7600
Source:
Signatureonerealtygroup
Added: Sep 14
Changed: Sep 26
Last Checked: Sep 26 at 8:23AM
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 Levack Real Estate Inc
Investment Insights
Based on property information with market context.
The 7,428-square-foot property is a 1909 depot building that has been renovated for industrial assembly and manufacturing use. Improvements include 400-amp three-phase power, natural gas, new LED lighting, HVAC, a loading dock, and a grade-level ramp. The building also contains six offices, a fire-rated filing room, lobby, full kitchen, conference room, and staff area.
Included fixtures and equipment include industrial racking, shelving, work benches, a steel rolling ladder, forklift, air compressor, pneumatic lines with attachments, loading dock leveling plates, shop fans, office furnishings, and kitchen equipment. Located at 3 Depot Street in Hudson Falls, the property is adjacent to a Canadian Pacific rail line that operates daily. Commercial zoning supports the existing industrial configuration.
Included fixtures and equipment include industrial racking, shelving, work benches, a steel rolling ladder, forklift, air compressor, pneumatic lines with attachments, loading dock leveling plates, shop fans, office furnishings, and kitchen equipment. Located at 3 Depot Street in Hudson Falls, the property is adjacent to a Canadian Pacific rail line that operates daily. Commercial zoning supports the existing industrial configuration.
Key Highlights
- 7,428‑square‑foot renovated depot building
- 400‑amp three phase power service with natural gas and new LED lighting
- Loading dock and grade ramp provide separate shipping and receiving access
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
$45,940
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
6.61%
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%
$918,800
$918.8K
Cap Rate 7%
$656,286
$656.3K
Cap Rate 9%
$510,444
$510.4K
Market Conditions
NOI Build-Up for 7,428 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
$70.4K $9.48/SF
− Vacancy
−$4.8K −$0.64/SF
EGI
$65.6K $8.84/SF
− OpEx
−$19.7K −$2.65/SF
NOI
$45.9K $6.18/SF
Area
Washington County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$918,800
Cap Rate 7%
$656,286
Cap Rate 9%
$510,444
Alternative Uses
Best Use
Flex RnD
$1.14M
$999.4K – $1.33M
NOI $79,955 @ 7.0% cap · market cap 11.50%
Second Best
Industrial
$656.3K
$574.3K – $765.7K
NOI $45,940 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$1.84M
$1.61M – $2.15M
NOI $128,998 @ 7.0% cap · market cap 18.56%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
349
Businesses Nearby
Explore this area
Business Placement
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
Median Home Value
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Manufacturing property - Renovated industrial facility with commercial zoning, loading access, offices, and three-phase electrical service.
Where is this manufacturing property located?
The property is located at 3 Depot Street Hudson Falls, 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: 7,428‑square‑foot renovated depot building; 400‑amp three phase power service with natural gas and new LED lighting; Loading dock and grade ramp provide separate shipping and receiving access
