Flex Space with Tall
New
For Sale
$299,900
32001 Rt-12, Clayton, NY 13624
LAND - Clayton, NY
Property Size3,600 SF
Lot Size1.12 Acres
Price / SF$83.31
Days on Market2
Property Features for 32001 Rt-12
General Information
Property type
Land
Property subtype
Other
Exterior features
GravelDriveway, PropaneTankLeased
Subdivision
Town/Clayton
Lot features
Rectangular, Rectangular Lot, Level
Elementary school district
Thousand Islands
Middle school district
Thousand Islands
High school district
Thousand Islands
Directions
from watertown headed towards Clayton property is on the left just before Depauville.
Standard status
Active
APN
223289-052-000-0001-006-120
Size
3,600 SF
Lot size
1.12 Acres
Taxes and HOA fees
Tax Annual Amount
1823
Utilities
Sewer type
Septic Tank
Water source
Well
Building Details
Building materials
AluminumSiding
Additional Structures
Garage(s)
Listing Agency:
Keller Williams Northern New York · Keller Williams Realty
(315) 459-6619
Listed By:
The Kenney Team · License #10401267148
(315) 701-6900
Added: Aug 15
Last Checked: Aug 16 at 2:06PM
MLS# S1707358
Copyright © 2026 New York State Alliance of MLSs, LLC. 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 3,600-square-foot flex space in Clayton, New York, features tall ceilings and an adaptable interior arranged for storage, workshop, and office functions. Aluminum siding provides the building exterior, while a gravel driveway serves the property. The parcel encompasses 1.12 acres and is supported by a private well and septic tank. A leased propane tank is also present. Located at 32001 Rt-12, the property offers a combination of usable building area and outdoor land for commercial operations requiring varied interior space.
Key Highlights
- 3,600 square feet of flex space
- 1.12‑acre parcel
- Tall ceilings and adaptable 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
$27,036
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
9.02%
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%
$540,720
$540.7K
Cap Rate 7%
$386,229
$386.2K
Cap Rate 9%
$300,400
$300.4K
Market Conditions
NOI Build-Up for 3,600 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
$34.1K $9.48/SF
− Vacancy
−$2.3K −$0.64/SF
EGI
$31.8K $8.84/SF
− OpEx
−$4.8K −$1.33/SF
NOI
$27.0K $7.51/SF
Area
Jefferson 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%
$540,720
Cap Rate 7%
$386,229
Cap Rate 9%
$300,400
Alternative Uses
Best Use
Warehouse
$386.2K
$338.0K – $450.6K
NOI $27,036 @ 7.0% cap · market cap 9.02%
Second Best
Industrial
$318.1K
$278.3K – $371.1K
NOI $22,265 @ 7.0% cap · market cap 7.42%
Theoretical Best
Office A
$992.4K
$868.3K – $1.16M
NOI $69,466 @ 7.0% cap · market cap 23.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13624, NY
4,967
Population
3,431
Households
1.4
Avg Household Size
45
Median Age
31%
College-Educated
85%
High-School Grad
63.3 sq mi
ZIP Area
78
Density / Sq Mi
$79,167
Median Household Income
$48,172
Median Earnings
$982
Median Rent
$224,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Versatile commercial building with storage, workshop, and office areas on a 1.12-acre parcel.
Where is this flex space located?
The property is located at 32001 Rt-12 Clayton, 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: 3,600 square feet of flex space; 1.12‑acre parcel; Tall ceilings and adaptable interior layout
