Industrial Warehouse with Clear-Span
For Sale
$8,000,000
470 Lock 8 Way, Fort Edward, NY 12839
COMMERCIAL - Fort Edward, NY
Property Size41,000 SF
Lot Size78.84 Acres
Price / SF$121.21
Days on Market245
Property Features for 470 Lock 8 Way
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Industrial
Parking
100
Directions
: Start on Sarver St at Main St (US-4) and go for 0.4 miles. Continue straight for another 0.4 miles. Turn right onto Notre Dame St (CR-41) and drive for 0.9 miles. Turn right onto Burgoyne Ave (RT-32) and go for 0.3 miles. Turn left onto State Route 196 (RT-196) and continue for 1.1 miles. Finally, turn right onto Lock 8 Way.
Standard status
Active
APN
533089 163.-2-20.1
Size
66,000 SF
Lot size
78.84 Acres
Taxes and HOA fees
Tax Annual Amount
1511124
Utilities
Heating system
Electric (Heating)
Amenities
substation
fiber optic connectivity
stormwater system
concrete pavement
water system
overhead doors
Building Details
Year built
2009
Floors in Building
1
Listing Agency:
Berkshire Hathaway Home Services Blake · Berkshire Hathaway HomeServices
(518) 793-6628
Listed By:
Robert L Sears · License #30SE0274629
(518) 793-7940
Added: Dec 18, 2025
Changed: Aug 10
Last Checked: Aug 20 at 4:06PM
MLS# 202530949
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
470 Lock 8 Way at Canalside Energy Park is an industrial-zoned, 78.84-acre site built in 2009, offering a 41,000 SF clear-span warehouse. The building features 32' center clearance and 13 overhead doors, with surrounding space supporting material movement and operations. Electric heating is listed for the facility.
The property is described as having prime access to major transportation routes and rail, with potential canal access. On-site infrastructure includes a 34.5 KV substation, fiber optic connectivity, a stormwater system, and concrete pavement.
Included in the sale is a water system to be installed; the sewer system is the purchaser's responsibility. The overall layout is positioned for industrial tenants looking for a large-span warehouse footprint with utility and sitework support.
The property is described as having prime access to major transportation routes and rail, with potential canal access. On-site infrastructure includes a 34.5 KV substation, fiber optic connectivity, a stormwater system, and concrete pavement.
Included in the sale is a water system to be installed; the sewer system is the purchaser's responsibility. The overall layout is positioned for industrial tenants looking for a large-span warehouse footprint with utility and sitework support.
Key Highlights
- 78.84‑acre industrial‑zoned site at Canalside Energy Park
- 41,000 SF clear‑span warehouse with 32' center clearance and 13 overhead doors
- 34.5 KV substation on site
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
$495,664
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
6.20%
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%
$9,913,280
$9.9M
Cap Rate 7%
$7,080,914
$7.1M
Cap Rate 9%
$5,507,378
$5.5M
Market Conditions
NOI Build-Up for 66,000 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
$625.7K $9.48/SF
− Vacancy
−$42.5K −$0.64/SF
EGI
$583.1K $8.84/SF
− OpEx
−$87.5K −$1.33/SF
NOI
$495.7K $7.51/SF
Area
Washington County, NY
Vacancy
6.80%
Lease Rate
$9.48 /SF/Yr
Expense Ratio
15.00%
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%
$9,913,280
Cap Rate 7%
$7,080,914
Cap Rate 9%
$5,507,378
Alternative Uses
Best Use
Warehouse
$7.08M
$6.20M – $8.26M
NOI $495,664 @ 7.0% cap · market cap 6.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$16.37M
$14.33M – $19.10M
NOI $1,146,182 @ 7.0% cap · market cap 14.33%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
32 ft
Clear height
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
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?
Warehouse - Industrial-zoned Canalside Energy Park site featuring a clear-span warehouse and utilities suited for heavy logistics.
Where is this warehouse located?
The property is located at 470 Lock 8 Way Fort Edward, NY.
What is the asking price?
The asking price for this property is $8,000,000.
What are key features of this property?
This property features: 78.84‑acre industrial‑zoned site at Canalside Energy Park; 41,000 SF clear‑span warehouse with 32' center clearance and 13 overhead doors; 34.5 KV substation on site
