Renovated Warehouse with Clear
For Sale
$2,595,000
310 Fishkill Avenue, Beacon, NY 12508
Commercial Sale, Beacon, NY
Property Size17,000 SF
Lot Size0.92 Acres
Price / SF$152.65
Days on Market8
Property Features for 310 Fishkill Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
LI
Parking features
Parking Lot, Driveway
Security features
Security
Subdivision
Tallix Complex
Lot features
Near Public Transit, Views
Elementary school district
Beacon
Middle school district
Beacon
High school district
Beacon
Standard status
Active
APN
130200-6054-22-249903-0000
Lot size
0.92 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
13475
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Water source
Public
Building Details
Flooring type
Concrete
Building materials
Aluminum Siding, Foam Insulation, Stone
Listing Agency:
KW MidHudson · Keller Williams Realty
(914) 962-0007
Listed By:
Don Minichino · License #10401333542
(845) 242-4381
Added: Sep 20
Changed: Sep 24
Last Checked: Sep 27 at 8:06AM
MLS# 1054129
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 17,000-square-foot warehouse at 310 Fishkill Avenue includes a 30-foot usable clear height, an open floor plan, and 50-by-20-foot column spacing. Renovated building systems include closed-cell spray foam insulation at the walls and roof, while the new reinforced concrete floor is rated at 4,000 PSI and installed over a continuous vapor barrier. The layout accommodates substantial equipment, storage, and production configurations.
Logistics are supported by one grade-level drive-in loading bay and two personnel doors. The facility has 200 Amps of power, interior and exterior security cameras, and parking areas served by a driveway and parking lot. Public water and public sewer are available, with natural gas heating. The property is zoned LI and is located near Route 9, I-84, Stewart Airport, and Beacon Metro-North Station.
Logistics are supported by one grade-level drive-in loading bay and two personnel doors. The facility has 200 Amps of power, interior and exterior security cameras, and parking areas served by a driveway and parking lot. Public water and public sewer are available, with natural gas heating. The property is zoned LI and is located near Route 9, I-84, Stewart Airport, and Beacon Metro-North Station.
Key Highlights
- 17,000 SF renovated warehouse with 30‑foot usable clear height
- 4,000 PSI reinforced concrete floor over a continuous vapor barrier
- 50‑foot by 20‑foot column spacing supports an open interior layout
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
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Open Analytics
Current Use
Lease Details
30 ft
Clear height
1
Drive-in doors
Yes
Highway access
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Warehouse - Renovated industrial warehouse with heavy-duty flooring, loading access, and flexible LI zoning.
Where is this warehouse located?
The property is located at 310 Fishkill Avenue 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 renovated warehouse with 30‑foot usable clear height; 4,000 PSI reinforced concrete floor over a continuous vapor barrier; 50‑foot by 20‑foot column spacing supports an open interior layout
