Two-Building Industrial
For Sale
Contact for pricing
356 Hudson River Road, Waterford, NY 12188
The two-building industrial site includes a substantial laydown yard for outdoor storage or equipment staging.
Property Size55,165 SF
Lot Size5.02 Acres
Price / SF$108.76
Days on Market12
Property Features for 356 Hudson River Road
General Information
Standard status
Active
Size
55,165 SF
Lot size
5.02 Acres
Property subtype
Industrial
Additional Details
Outdoor Storage
Yes
Building Details
Buildings
2
Listing Agency:
Cushman & Wakefield Pyramid Brokerage Company, Inc - Latham, New York
Listed By:
Joseph Mahoney · License #NY 10301218917
(518) 489-9199
Source:
Crexi
Added: Sep 16
Changed: Sep 24
Last Checked: Sep 26 at 4:20AM
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 Cushman & Wakefield Pyramid Brokerage Company, Inc - Latham, New York
Investment Insights
Based on property information with market context.
This industrial property comprises two buildings totaling approximately 55,165 square feet. The site spans approximately 5.02 acres and includes a laydown yard, providing outdoor area alongside the enclosed industrial space.
Located at 356 Hudson River Road in Waterford, New York, the property is offered for sale.
Located at 356 Hudson River Road in Waterford, New York, the property is offered for sale.
Key Highlights
- Two industrial buildings totaling 55,165± SF
- 5.02± acres with a laydown yard
- Located at 356 Hudson River Road in Waterford, NY
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
$341,182
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
5.69%
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%
$6,823,640
$6.8M
Cap Rate 7%
$4,874,029
$4.9M
Cap Rate 9%
$3,790,911
$3.8M
Market Conditions
NOI Build-Up for 55,165 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
$523.0K $9.48/SF
− Vacancy
−$35.6K −$0.64/SF
EGI
$487.4K $8.84/SF
− OpEx
−$146.2K −$2.65/SF
NOI
$341.2K $6.18/SF
Area
Saratoga 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%
$6,823,640
Cap Rate 7%
$4,874,029
Cap Rate 9%
$3,790,911
Alternative Uses
Best Use
Industrial
$4.87M
$4.26M – $5.69M
NOI $341,182 @ 7.0% cap · market cap 5.69%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$16.51M
$14.45M – $19.26M
NOI $1,155,817 @ 7.0% cap · market cap 19.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
41
Businesses Nearby
Explore this area
Business Placement
Demographics for 12188, NY
11,035
Population
5,197
Households
2.1
Avg Household Size
43
Median Age
32%
College-Educated
94%
High-School Grad
13.0 sq mi
ZIP Area
849
Density / Sq Mi
$87,212
Median Household Income
$46,738
Median Earnings
$1,097
Median Rent
$278,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Industrial property - The two-building industrial site includes a substantial laydown yard for outdoor storage or equipment staging.
Where is this industrial property located?
The property is located at 356 Hudson River Road Waterford, NY.
What is the asking price?
The asking price for this property is $6,000,000.
What are key features of this property?
This property features: Two industrial buildings totaling 55,165± SF; 5.02± acres with a laydown yard; Located at 356 Hudson River Road in Waterford, NY
