Versatile Commercial Property in Clifton
For Sale
$850,000
46 Route 146, Mechanicville, NY 12118
High-visibility property suitable for industrial, automotive, retail, or medical use.
Property Size3,780 SF
Price / SF$224.87
Days on Market185
Property Features for 46 Route 146
General Information
Standard status
Active
Size
3,780 SF
Taxes and HOA fees
Annual Taxes
$6,603
Listing Agency:
EXP Realty
(888) 276-0630
Listed By:
Wayne A. Hartard · License #10301215860
(631) 708-5249
Source:
Exprealty
Added: Mar 5
Changed: Sep 5
Last Checked: Sep 5 at 12:20PM
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 EXP Realty
Investment Insights
Based on property information with market context.
Located in the industrial district of Clifton Park, this commercial property offers high visibility and is situated minutes from the town center. The property is zoned for a variety of uses, including industrial, automotive sales or repair, medical, retail, sporting, or fitness facilities. The existing building provides over 3,700 square feet of space. It features an overhead door, making it suitable for storage, production, or customization. Ample parking is available. Public water and sewer services are nearby, supporting future development. This property presents an opportunity to secure a location in the Capital Region's commercial corridors.
Key Highlights
- Prime commercial location in the industrial district of Clifton Park with high visibility.
- Zoned for a wide variety of uses (industrial, automotive, medical, retail, sporting, fitness).
- Existing 3,700+ sq ft building suitable for storage, production, or customization.
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
$54,840
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
6.45%
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%
$1,096,800
$1.1M
Cap Rate 7%
$783,429
$783.4K
Cap Rate 9%
$609,333
$609.3K
Market Conditions
NOI Build-Up for 3,780 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
$90.7K $24.00/SF
− Vacancy
−$6.4K −$1.68/SF
EGI
$84.4K $22.32/SF
− OpEx
−$29.5K −$7.81/SF
NOI
$54.8K $14.51/SF
Area
Saratoga County, NY
Vacancy
7.00%
Lease Rate
$24.00 /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%
$1,096,800
Cap Rate 7%
$783,429
Cap Rate 9%
$609,333
Alternative Uses
Best Use
Flex RnD
$783.4K
$685.5K – $914.0K
NOI $54,840 @ 7.0% cap · market cap 6.45%
Second Best
Retail
$651.8K
$570.4K – $760.5K
NOI $45,628 @ 7.0% cap · market cap 5.37%
Theoretical Best
Office A
$1.13M
$990.0K – $1.32M
NOI $79,199 @ 7.0% cap · market cap 9.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12118, NY
16,618
Population
8,079
Households
2.1
Avg Household Size
42
Median Age
33%
College-Educated
93%
High-School Grad
35.3 sq mi
ZIP Area
471
Density / Sq Mi
$91,182
Median Household Income
$54,079
Median Earnings
$1,105
Median Rent
$315,100
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?
Flex space - High-visibility property suitable for industrial, automotive, retail, or medical use.
Where is this flex space located?
The property is located at 46 Route 146 Mechanicville, NY.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Prime commercial location in the industrial district of Clifton Park with high visibility.; Zoned for a wide variety of uses (industrial, automotive, medical, retail, sporting, fitness).; Existing 3,700+ sq ft building suitable for storage, production, or customization.
