Warehouse with Drive-In
New
For Sale
$2,595,000
310 Fishkill Ave 9/18, Beacon, NY 12508
The renovated interior combines an insulated building envelope with direct grade-level freight access.
Property Size17,000 SF
Price / SF$152.65
Days on Market4
Property Features for 310 Fishkill Ave 9/18
General Information
Standard status
Active
Size
17,000 SF
Property subtype
Industrial
Site & Location
Highway Access
Yes
Utilities to Site
Yes
Warehouse & Industrial
Clear Height
30 ft
Warehouse Space
17,000 SF
Drive-In Doors
1
Column Spacing
50 ft x 20 ft
Power
200 amps
Taxes and HOA fees
Annual Taxes
$13,474
Amenities
security cameras
spray foam insulation
vapor-sealed concrete flooring
drive-in loading bay door
on-site parking
Building Details
Building Size
17,000 SF
Buildings
1
Listing Agency:
Keller Williams Realty Partners
Listed By:
Don Minichino · License #10401333542
(845) 242-4381
Source:
Elliman
Added: Sep 24
Changed: Sep 26
Last Checked: Sep 26 at 9:50AM
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 Keller Williams Realty Partners
Investment Insights
Based on property information with market context.
This 17,000 SF warehouse at 310 Fishkill Avenue has a 30-foot usable clear height and an open floor plan with 50-foot by 20-foot column spacing. Its new 4,000 PSI reinforced concrete floor sits over a continuous vapor barrier. Closed-cell spray foam insulation has been added to the exterior walls and roof. Freight enters through a grade-level drive-in bay, and two personnel doors provide additional entry. The building has 200 Amps of power, security cameras inside and outside, customizable EHS systems, and on-site parking.
The property is in Beacon, New York, with access to Route 9 and I-84. Stewart Airport and Beacon Metro-North Station are also cited as transportation connections; the station offers express service to Grand Central. The address is 60 miles from Midtown Manhattan.
The property is in Beacon, New York, with access to Route 9 and I-84. Stewart Airport and Beacon Metro-North Station are also cited as transportation connections; the station offers express service to Grand Central. The address is 60 miles from Midtown Manhattan.
Key Highlights
- 17,000 SF warehouse with 30‑foot usable clear height
- 50‑foot by 20‑foot column spacing
- New 4,000 PSI reinforced concrete floor over a continuous vapor barrier
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
$127,671
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
4.92%
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%
$2,553,420
$2.6M
Cap Rate 7%
$1,823,871
$1.8M
Cap Rate 9%
$1,418,567
$1.4M
Market Conditions
NOI Build-Up for 17,000 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
$161.2K $9.48/SF
− Vacancy
−$11.0K −$0.64/SF
EGI
$150.2K $8.84/SF
− OpEx
−$22.5K −$1.33/SF
NOI
$127.7K $7.51/SF
Area
Dutchess 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%
$2,553,420
Cap Rate 7%
$1,823,871
Cap Rate 9%
$1,418,567
Alternative Uses
Best Use
Flex RnD
$3.99M
$3.49M – $4.65M
NOI $279,057 @ 7.0% cap · market cap 10.75%
Second Best
Warehouse
$1.82M
$1.60M – $2.13M
NOI $127,671 @ 7.0% cap · market cap 4.92%
Theoretical Best
Office A
$5.12M
$4.48M – $5.97M
NOI $358,211 @ 7.0% cap · market cap 13.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
30 ft
Clear height
1
Drive-in doors
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
937
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12508, NY
19,537
Population
8,798
Households
2.2
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
14.4 sq mi
ZIP Area
1,357
Density / Sq Mi
$88,510
Median Household Income
$59,498
Median Earnings
$1,700
Median Rent
$401,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Your Hometown Mover of Beacon — TELEPHONE BUILDING, 291 Main St, Beacon, NY 12508
- Beacon Lofts and Storage — 18 Front St, Beacon, NY 12508, United States
- Beacon Self Storage — 39 Front St # 2, Beacon, NY 12508
Frequently Asked Questions
What type of property is this?
Warehouse - The renovated interior combines an insulated building envelope with direct grade-level freight access.
Where is this warehouse located?
The property is located at 310 Fishkill Ave 9/18 Beacon, NY.
What is the asking price?
The asking price for this property is $2,595,000.
What are key features of this property?
This property features: 17,000 SF warehouse with 30‑foot usable clear height; 50‑foot by 20‑foot column spacing; New 4,000 PSI reinforced concrete floor over a continuous vapor barrier
