Flex Space with Loading Dock
For Sale
Contact for pricing
430 Catherine St, Utica, NY 13501
A 6,400 SF flex building with 3,200 SF upstairs office space and 3,200 SF basement warehouse space plus ample parking.
Property Size6,400 SF
Price / SF$76.55
Days on Market222
Property Features for 430 Catherine St
General Information
Standard status
Active
Size
6,400 SF
Property subtype
OFFICE
Warehouse & Industrial
Warehouse Space
3,200 SF
Office Build-Out
3,200 SF
Dock-High Doors
1
Amenities
private offices
conference rooms
break room
Building Details
Building Size
6,400 SF
Listing Agency:
Cushman & Wakefield | Pyramid Brokerage - Utica
(315) 736-0856
Listed By:
Nicholas Cignarale
(315) 617-2662
Source:
Moodyscre
Added: Feb 9
Changed: Sep 12
Last Checked: Sep 19 at 12:21PM
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 - Utica
Investment Insights
Based on property information with market context.
This flex space offers 6,400 SF of mixed-use layout with 3,200 SF upstairs office space and 3,200 SF basement warehouse space. The warehouse level is served by one loading dock with a conveyor belt that transfers to the basement for warehousing.
The upstairs office area includes numerous private offices, large conference rooms, and a break room. The property is presented with great visibility, easy access, and ample parking, supporting both day-to-day operations and customer or employee visits.
With the office and warehouse functions built into one structure, the space is well suited for users who need controlled work areas above and practical warehousing below, with loading support via the dock-to-conveyor setup.
The upstairs office area includes numerous private offices, large conference rooms, and a break room. The property is presented with great visibility, easy access, and ample parking, supporting both day-to-day operations and customer or employee visits.
With the office and warehouse functions built into one structure, the space is well suited for users who need controlled work areas above and practical warehousing below, with loading support via the dock-to-conveyor setup.
Key Highlights
- 6,400 SF flex building with 3,200 SF upstairs office and 3,200 SF basement warehouse
- One loading dock with conveyor belt to the basement for warehousing
- Upstairs office area includes numerous private offices
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
$39,582
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
8.08%
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%
$791,640
$791.6K
Cap Rate 7%
$565,457
$565.5K
Cap Rate 9%
$439,800
$439.8K
Market Conditions
NOI Build-Up for 6,400 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
$60.7K $9.48/SF
− Vacancy
−$4.1K −$0.64/SF
EGI
$56.5K $8.84/SF
− OpEx
−$17.0K −$2.65/SF
NOI
$39.6K $6.18/SF
Area
Oneida 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%
$791,640
Cap Rate 7%
$565,457
Cap Rate 9%
$439,800
Alternative Uses
Best Use
Office B
$1.15M
$1.01M – $1.34M
NOI $80,640 @ 7.0% cap · market cap 16.46%
Second Best
Flex RnD
$690.3K
$604.0K – $805.4K
NOI $48,323 @ 7.0% cap · market cap 9.86%
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,057 @ 7.0% cap · market cap 24.10%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
1
Dock-high doors
Location Intelligence
Trade Area within ½ mile
1,251
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13501, NY
40,885
Population
17,071
Households
2.4
Avg Household Size
35
Median Age
22%
College-Educated
78%
High-School Grad
8.8 sq mi
ZIP Area
4,646
Density / Sq Mi
$49,771
Median Household Income
$33,632
Median Earnings
$865
Median Rent
$136,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - A 6,400 SF flex building with 3,200 SF upstairs office space and 3,200 SF basement warehouse space plus ample parking.
Where is this flex space located?
The property is located at 430 Catherine St Utica, NY.
What is the asking price?
The asking price for this property is $489,900.
What are key features of this property?
This property features: 6,400 SF flex building with 3,200 SF upstairs office and 3,200 SF basement warehouse; One loading dock with conveyor belt to the basement for warehousing; Upstairs office area includes numerous private offices
