Clear-Span Industrial
For Sale
$8,000,000
470 Lock 8 Way, Fort Edward, NY 12839
Commercial Sale, Fort Edward, NY
Property Size41,000 SF
Lot Size78.84 Acres
Price / SF$121.21
Days on Market270
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)
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: Sep 12
Last Checked: Sep 14 at 12:06PM
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.
Located at 470 Lock 8 Way in Fort Edward, this 78.84-acre industrial-zoned property includes a 41,000-square-foot clear-span building constructed in 2009. The facility provides 32-foot center clearance, 13 overhead doors, surrounding usable area, and concrete-paved surfaces. Electric heating is installed, while a 34.5 KV substation supports the site’s electrical infrastructure. Fiber optic connectivity and a stormwater management system are also included.
The property offers access to major transportation routes and rail, with potential canal access identified as part of the site’s transportation profile. A water system is planned for installation. Sewer infrastructure remains the purchaser’s responsibility. The combination of industrial zoning, substantial acreage, warehouse clearance, loading capacity, and utility infrastructure supports a range of industrial property requirements.
The property offers access to major transportation routes and rail, with potential canal access identified as part of the site’s transportation profile. A water system is planned for installation. Sewer infrastructure remains the purchaser’s responsibility. The combination of industrial zoning, substantial acreage, warehouse clearance, loading capacity, and utility infrastructure supports a range of industrial property requirements.
Key Highlights
- 78.84‑acre industrial‑zoned site in Fort Edward, NY
- 41,000 SF clear‑span building with 32' center clearance
- 13 overhead doors provide substantial loading capacity
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
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Open Analytics
Current Use
Lease Details
32 ft
Clear height
Yes
Heavy power
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Industrial-zoned property with rail access, heavy electrical capacity, and flexible warehouse improvements.
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 in Fort Edward, NY; 41,000 SF clear‑span building with 32' center clearance; 13 overhead doors provide substantial loading capacity
