78.84 Acre Industrial
470 Lock 8 Way Fort Edward, NY 12839
For Sale
$8,000,000
COMMERCIAL - Fort Edward, NY
Property Size66,000 SF
Lot Size78.84 Acres
Price / SF$121.21
Days on Market224
Property Features for 470 Lock 8 Way
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Industrial
Parking
100
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 HomeServices Blake, REALTORS
(518) 793-6628
Listed By:
Robert L Sears · License #30SE0274629
(518) 793-7940
Added: Dec 18, 2025
Changed: May 14
Last Checked: Jul 30 at 10:06AM
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.
This 78.84-acre industrial-zoned site, located at 470 Lock 8 Way in Fort Edward, NY, offers prime access to major transportation routes, rail, and potential canal access. The property includes an available 41,000 SF clear-span building featuring 32' center clearance and 13 overhead doors. The site benefits from a 34.5 KV substation, fiber optic connectivity, a stormwater system, and concrete pavement. The property sale includes a water system (to be installed), while the sewer system is the purchaser's responsibility.
Key Highlights
- 78.84‑acre industrial‑zoned site with prime access to major transportation routes and rail.
- Existing 41,000 SF clear‑span building with 32' center clearance and 13 overhead doors.
- Includes a 34.5 KV substation.
Financial Insights For Warehouse
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $625.7k | $9.48 |
| − Vacancy | −$42.5k | −$0.64 |
| EGI | $583.1k | $8.84 |
| − OpEx | −$87.5k | −$1.33 |
| NOI | $495.7k | $7.51 |
66,000 SF · lease $9.48/SF/yr · vacancy 6.80% · expense 15.00%
Alternative Uses
Best Use
Warehouse
$7.08M
$6.20M – $8.26M
NOI $495,664 @ 7.0% cap · market cap 6.20%
Second Best
Industrial
$5.83M
$5.10M – $6.80M
NOI $408,194 @ 7.0% cap · market cap 5.10%
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
Location Intelligence
Current Use
Frequently Asked Questions
What type of property is this?
Industrial land - Industrial-zoned site with transportation access and 41,000 SF building.
Where is this industrial land 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 with prime access to major transportation routes and rail.; Existing 41,000 SF clear‑span building with **32' center clearance** and **13 overhead doors**.; Includes a **34.5 KV substation**.
