Office-to-Flex Industrial
For Sale
Contact for pricing
Pending
4705-4713 Crossroads Park Drive, Liverpool, NY 13088
Small office building with vacant space, well-suited for conversion to flex industrial with potential dock door installation.
Property Size4,937 SF
Days on Market51
Property Features for 4705-4713 Crossroads Park Drive
General Information
Standard status
Pending
Size
4,937 SF
Class
B
Property subtype
Office, Industrial, Mixed Use
Zoning
Industrial
Occupancy
31%
Lease Type
Gross
Investment Type
Owner/User
Building Details
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Thresh Brokerage LLC
(315) 663-6356
Listed By:
William Thresh II · License #NY 10491212052
Source:
Crexi
Added: Jun 20
Changed: Aug 8
Last Checked: Jul 24 at 10:06AM
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 Thresh Brokerage LLC
Investment Insights
Based on property information with market context.
4705-4713 Crossroads Park Drive presents a repositionable 5,000 square foot office building that can be converted to a flex industrial asset. The current configuration operates as a stabilized office use, with approximately 1,500 square feet in place and the balance currently vacant. The site and building layout are described as conducive to installing dock doors, supporting a transition from office-oriented space toward flex industrial functionality. This blend of existing occupancy and available space creates a workable path for an owner-user or investor to execute a conversion plan while managing near-term cash flow.
The property is offered for sale and is located at 4705-4713 Crossroads Park Drive in Liverpool, NY 13088. As currently situated, the building provides an immediate base of usable space for continued office use or for interim occupancy decisions, while leaving a meaningful portion available for reconfiguration.
For buyers looking for a smaller scale acquisition, this property may fit an owner-user who wants to control their real estate and convert part of the building into flex industrial space. It can also align with an investor seeking to manage a conversion strategy, with 1,500 square feet already leased and 3,500 square feet vacant and available to support the planned repositioning.
The property is offered for sale and is located at 4705-4713 Crossroads Park Drive in Liverpool, NY 13088. As currently situated, the building provides an immediate base of usable space for continued office use or for interim occupancy decisions, while leaving a meaningful portion available for reconfiguration.
For buyers looking for a smaller scale acquisition, this property may fit an owner-user who wants to control their real estate and convert part of the building into flex industrial space. It can also align with an investor seeking to manage a conversion strategy, with 1,500 square feet already leased and 3,500 square feet vacant and available to support the planned repositioning.
Key Highlights
- 5,000 SF office building with 1,500 SF currently leased for immediate income
- 3,500 SF vacant and available for an owner‑occupant or to lease after conversion
- Property layout and site are conducive to installing dock doors for flex industrial use
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
$26,919
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
8.41%
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%
$538,380
$538.4K
Cap Rate 7%
$384,557
$384.6K
Cap Rate 9%
$299,100
$299.1K
Market Conditions
NOI Build-Up for 4,937 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
$34.0K $6.89/SF
− Vacancy
−$2.3K −$0.48/SF
EGI
$31.7K $6.41/SF
− OpEx
−$4.8K −$0.96/SF
NOI
$26.9K $5.45/SF
Area
Onondaga County, NY
Vacancy
6.90%
Lease Rate
$6.89 /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%
$538,380
Cap Rate 7%
$384,557
Cap Rate 9%
$299,100
Alternative Uses
Best Use
Office B
$743.8K
$650.8K – $867.8K
NOI $52,067 @ 7.0% cap · market cap 16.27%
Second Best
Warehouse
$384.6K
$336.5K – $448.7K
NOI $26,919 @ 7.0% cap · market cap 8.41%
Theoretical Best
Office A
$858.0K
$750.7K – $1.00M
NOI $60,059 @ 7.0% cap · market cap 18.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
290
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 13088, NY
22,331
Population
11,242
Households
2
Avg Household Size
43
Median Age
35%
College-Educated
93%
High-School Grad
8.3 sq mi
ZIP Area
2,690
Density / Sq Mi
$73,814
Median Household Income
$46,985
Median Earnings
$1,104
Median Rent
$166,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Small office building with vacant space, well-suited for conversion to flex industrial with potential dock door installation.
Where is this flex space located?
The property is located at 4705-4713 Crossroads Park Drive Liverpool, NY.
What is the asking price?
The asking price for this property is $320,000.
What are key features of this property?
This property features: 5,000 SF office building with 1,500 SF currently leased for immediate income; 3,500 SF vacant and available for an owner‑occupant or to lease after conversion; Property layout and site are conducive to installing dock doors for flex industrial use
