Brewery Property with
New
For Sale
$1,200,000
4022 MILL RD, Skaneateles, NY 13152
Operating brewery and distillery property with additional space, a separate workshop, parking, and R2 Commercial zoning.
Property Size26,000 SF
Price / SF$46.15
Days on Market6
Property Features for 4022 MILL RD
General Information
Standard status
Active
Size
26,000 SF
Property subtype
General Commercial
Taxes and HOA fees
Annual Taxes
$8,544
Amenities
Gas
3
Hardwood, Concrete
Other
55 Parking Spaces. Driveway.
600X300
Stream.
Building Details
Year Built
1950
Stories
2
Listing Agency:
(315) 426-2624
Listed By:
Washington Street Partners
(315) 426-2624
Source:
Xome
Added: Aug 27
Changed: Aug 31
Last Checked: Aug 31 at 3:58PM
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 Washington Street Partners
Investment Insights
Based on property information with market context.
This brewery property includes a 24,000-square-foot main building that currently accommodates a brewery and distillery, along with 12,000 square feet available for lease or owner use. A separate 2,400-square-foot workshop or barn provides additional functional space. The improvements date to 1950 and include hardwood and concrete surfaces, with gas service identified among the interior features.
Located at 4022 Mill Rd in Skaneateles, the property borders Skaneateles Creek and includes a stream feature, a driveway, and 55 parking spaces. R2 Commercial zoning supports the property's existing commercial profile. The site has also served as a paper mill, wooden boat manufacturer, sawmill, and grist mill, reflecting a history of varied industrial and production uses.
Located at 4022 Mill Rd in Skaneateles, the property borders Skaneateles Creek and includes a stream feature, a driveway, and 55 parking spaces. R2 Commercial zoning supports the property's existing commercial profile. The site has also served as a paper mill, wooden boat manufacturer, sawmill, and grist mill, reflecting a history of varied industrial and production uses.
Key Highlights
- 24,000‑square‑foot main building with brewery and distillery operations
- 12,000 square feet available for lease or owner use
- Separate 2,400‑square‑foot workshop or barn
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
$107,620
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
8.97%
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%
$2,152,400
$2.2M
Cap Rate 7%
$1,537,429
$1.5M
Cap Rate 9%
$1,195,778
$1.2M
Market Conditions
NOI Build-Up for 26,000 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
$177.8K $6.84/SF
− Vacancy
−$12.3K −$0.47/SF
EGI
$165.6K $6.37/SF
− OpEx
−$57.9K −$2.23/SF
NOI
$107.6K $4.14/SF
Area
Onondaga County, NY
Vacancy
6.90%
Lease Rate
$6.84 /SF/Yr
Expense Ratio
35.00%
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%
$2,152,400
Cap Rate 7%
$1,537,429
Cap Rate 9%
$1,195,778
Alternative Uses
Best Use
Industrial
$1.67M
$1.46M – $1.95M
NOI $116,746 @ 7.0% cap · market cap 9.73%
Second Best
Flex RnD
$1.54M
$1.35M – $1.79M
NOI $107,620 @ 7.0% cap · market cap 8.97%
Theoretical Best
Office A
$4.52M
$3.95M – $5.27M
NOI $316,293 @ 7.0% cap · market cap 26.36%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 13152, NY
7,696
Population
4,044
Households
1.9
Avg Household Size
52
Median Age
55%
College-Educated
96%
High-School Grad
63.3 sq mi
ZIP Area
122
Density / Sq Mi
$102,727
Median Household Income
$54,688
Median Earnings
$990
Median Rent
$427,600
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?
Brewery - Operating brewery and distillery property with additional space, a separate workshop, parking, and R2 Commercial zoning.
Where is this brewery located?
The property is located at 4022 MILL RD Skaneateles, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 24,000‑square‑foot main building with brewery and distillery operations; 12,000 square feet available for lease or owner use; Separate 2,400‑square‑foot workshop or barn
