High-Clear Flex Industrial
New
For Sale
$2,595,000
310 Fishkill Avenue #9/18, Beacon, NY 12508
A grade-level loading bay and insulated building envelope support a range of commercial operations.
Property Size17,000 SF
Price / SF$152.65
Days on Market5
Property Features for 310 Fishkill Avenue #9/18
General Information
Standard status
Active
Size
17,000 SF
Property subtype
Commercial
Warehouse & Industrial
Clear Height
30 ft
Warehouse Space
17,000 SF
Drive-In Doors
1
Column Spacing
50 x 20 ft
Power
200 amps
Conditioned Warehouse
Yes
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$13,475
Amenities
security cameras
Common
Natural Gas Heating
Near Public Transit
Parking Lot
Shared Driveway
Views
Listing Agency:
KW MIDHUDSON
(914) 962-0007
Listed By:
DON MINICHINO · License #10401333542
(845) 242-4381
Source:
Corcoran
Added: Sep 23
Changed: Sep 26
Last Checked: Sep 26 at 3:26PM
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 KW MIDHUDSON
Investment Insights
Based on property information with market context.
At 310 Fishkill Avenue #9/18 in Beacon, this 17,000-square-foot flex facility has a 30-foot clear height and open floor area arranged on a 50-foot-by-20-foot column grid. Renovations include a 4,000 PSI reinforced concrete floor over a vapor barrier, closed-cell spray foam insulation at the exterior walls and roof, and a grade-level drive-in loading bay. Two personnel doors, 200 Amps of power, security cameras, and on-site parking are also provided. Customizable EHS systems are available to be built to specification.
The property is in Beacon, with access to Route 9 and I-84. Stewart Airport and Beacon Metro-North Station are also cited as regional transportation connections. Great Point Studios in Yonkers is 50 miles away, Silvercup Studios North is 55 miles away, Kaufman Astoria Studios is 65 miles away, and Steiner Studios is 70 miles away.
The stated infrastructure and flexible zoning support commercial and industrial use potential, including warehousing, manufacturing, media production, food and beverage operations, and specialized storage. The source also identifies proximity to Starn Studios, Dia:Beacon, and KuBe Art Gallery.
The property is in Beacon, with access to Route 9 and I-84. Stewart Airport and Beacon Metro-North Station are also cited as regional transportation connections. Great Point Studios in Yonkers is 50 miles away, Silvercup Studios North is 55 miles away, Kaufman Astoria Studios is 65 miles away, and Steiner Studios is 70 miles away.
The stated infrastructure and flexible zoning support commercial and industrial use potential, including warehousing, manufacturing, media production, food and beverage operations, and specialized storage. The source also identifies proximity to Starn Studios, Dia:Beacon, and KuBe Art Gallery.
Key Highlights
- 17,000 SF facility with 30‑foot clear height
- 50‑foot‑by‑20‑foot column spacing across the open interior
- 4,000 PSI reinforced concrete floor installed 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
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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Frequently Asked Questions
What type of property is this?
Flex space - A grade-level loading bay and insulated building envelope support a range of commercial operations.
Where is this flex space located?
The property is located at 310 Fishkill Avenue #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 facility with 30‑foot clear height; 50‑foot‑by‑20‑foot column spacing across the open interior; 4,000 PSI reinforced concrete floor installed over a continuous vapor barrier
