Warrensburg Retail Opportunity For
For Sale
$400,000
3746 Main Street, Warrensburg, NY 12885
Former Stewart's site in growing Warrensburg, Gateway to the Adirondacks.
Property Size2,736 SF
Lot Size0.45 Acres
Price / SF$146.20
Days on Market188
Property Features for 3746 Main Street
General Information
Standard status
Active
Size
2,736 SF
Lot size
0.45 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$4,640
Amenities
Central air
Concrete Flooring
Ductless Cooling
Electric Heating
Heat Pump Heating
Level
Linoleum Flooring
Off Street
Paved
Rolled/Hot Mop Roof
Wall Unit(s) Cooling
Building Details
Year Built
1963
Listing Agency:
KW PLATFORM
(518) 724-5800
Listed By:
DRAGOS MINCIUNESCU · License #10301219707
Source:
Corcoran
Added: Feb 13
Changed: Aug 17
Last Checked: Aug 20 at 5:17AM
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 PLATFORM
Investment Insights
Based on property information with market context.
This property is located in the growing town of Warrensburg, the Gateway to the Adirondacks. The previous Stewart's site includes separate office space and a spacious retail area. It features ample parking, two 200A panels, 3 phase electrical, and efficient heat pumps/ACs. The property offers potential for owner-occupancy or continued leasing with a current tenant. Additionally, there is a gated and fenced area of approximately 600 sqft with a loading dock, located beside the front parking area. The property size is 2736 sqft.
Key Highlights
- Prime location in the growing town of Warrensburg, the Gateway to the Adirondacks.
- Stable tenant in place, offering immediate income potential.
- Ample parking and a gated/fenced 600 sqft area with loading dock.
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
$26,430
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
6.61%
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%
$528,600
$528.6K
Cap Rate 7%
$377,571
$377.6K
Cap Rate 9%
$293,667
$293.7K
Market Conditions
NOI Build-Up for 2,736 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
$41.0K $15.00/SF
− Vacancy
−$3.3K −$1.20/SF
EGI
$37.8K $13.80/SF
− OpEx
−$11.3K −$4.14/SF
NOI
$26.4K $9.66/SF
Area
Warren County, NY
Vacancy
8.00%
Lease Rate
$15.00 /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%
$528,600
Cap Rate 7%
$377,571
Cap Rate 9%
$293,667
Alternative Uses
Best Use
Retail
$377.6K
$330.4K – $440.5K
NOI $26,430 @ 7.0% cap · market cap 6.61%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$818.9K
$716.6K – $955.4K
NOI $57,325 @ 7.0% cap · market cap 14.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
337
Businesses Nearby
85k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 47%
Shops & Services 32%
Groceries 20%
McDonald's
Dining
25,407 visits/mo
0.4 miles
Price Chopper Supermarkets
Groceries
17,377 visits/mo
0.5 miles
Dunkin' Donuts
Dining
13,417 visits/mo
0.4 miles
Cumberland Farms
Shops & Services
8,389 visits/mo
0.4 miles
Dollar General
Shops & Services
7,352 visits/mo
0.2 miles
Demographics for 12885, NY
4,371
Population
2,724
Households
1.6
Avg Household Size
46
Median Age
17%
College-Educated
84%
High-School Grad
80.3 sq mi
ZIP Area
54
Density / Sq Mi
$65,454
Median Household Income
$49,245
Median Earnings
$1,042
Median Rent
$149,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Former Stewart's site in growing Warrensburg, Gateway to the Adirondacks.
Where is this storefront property located?
The property is located at 3746 Main Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Prime location in the growing town of Warrensburg, the Gateway to the Adirondacks.; Stable tenant in place, offering immediate income potential.; Ample parking and a gated/fenced 600 sqft area with loading dock.
