Brewery Production
For Sale
$359,000
3304 Amsterdam Road, Schenectady, NY 12302
COMMERCIAL - Schenectady, NY
Property Size4,500 SF
Price / SF$79.78
Days on Market120
Property Features for 3304 Amsterdam Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
3304 Amsterdam Road
Standard status
Active
Taxes and HOA fees
Tax Annual Amount
9000
Listing Agency:
REALTY ONE GROUP KEY
(518) 630-0360
Listed By:
Leah Witko · License #10401256547
(518) 630-0360
Added: Apr 15
Changed: Aug 4
Last Checked: Aug 12 at 11:06PM
MLS# 11692520
Copyright © 2026 My State 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 brewery property includes an approximately 4,500-square-foot building configured for production, labeling, and tasting operations. The premises also include furniture, fixtures, equipment, and inventory associated with the distillery operation. Private parking serves the building, while exterior space can support tasting and dining activities if pursued.
Located at 3304 Amsterdam Road in Schenectady, the property places production and customer-facing functions within the same facility. The combination of manufacturing areas, tasting space, on-site equipment, inventory, parking, and outdoor area provides a unified commercial setting for a beverage-oriented operation.
Located at 3304 Amsterdam Road in Schenectady, the property places production and customer-facing functions within the same facility. The combination of manufacturing areas, tasting space, on-site equipment, inventory, parking, and outdoor area provides a unified commercial setting for a beverage-oriented operation.
Key Highlights
- Approximately 4,500 SF building
- Production, labeling, and tasting conducted on premises
- Furniture, fixtures, equipment, and inventory included
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
$27,831
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
7.75%
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%
$556,620
$556.6K
Cap Rate 7%
$397,586
$397.6K
Cap Rate 9%
$309,233
$309.2K
Market Conditions
NOI Build-Up for 4,500 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
$42.7K $9.48/SF
− Vacancy
−$2.9K −$0.64/SF
EGI
$39.8K $8.84/SF
− OpEx
−$11.9K −$2.65/SF
NOI
$27.8K $6.18/SF
Area
Schenectady 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%
$556,620
Cap Rate 7%
$397,586
Cap Rate 9%
$309,233
Alternative Uses
Best Use
Industrial
$397.6K
$347.9K – $463.9K
NOI $27,831 @ 7.0% cap · market cap 7.75%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,284 @ 7.0% cap · market cap 26.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 12302, NY
27,618
Population
12,406
Households
2.2
Avg Household Size
45
Median Age
42%
College-Educated
95%
High-School Grad
43.3 sq mi
ZIP Area
638
Density / Sq Mi
$94,156
Median Household Income
$55,305
Median Earnings
$1,207
Median Rent
$240,700
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?
Brewery - On-site production, labeling, and tasting areas are complemented by private parking and outdoor space.
Where is this brewery located?
The property is located at 3304 Amsterdam Road Schenectady, NY.
What is the asking price?
The asking price for this property is $359,000.
What are key features of this property?
This property features: Approximately 4,500 SF building; Production, labeling, and tasting conducted on premises; Furniture, fixtures, equipment, and inventory included
