Warehouse on Commercial
For Sale
$225,000
Pending
6898-6902 Rt 22, Plattsburgh, NY 12901
COMMERCIAL - Plattsburgh, NY
Property Size2,400 SF
Lot Size0.99 Acres
Days on Market336
Property Features for 6898-6902 Rt 22
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Commercial
Parking features
Parking Lot
Elementary school district
Beekmantown
Middle school district
Beekmantown
High school district
Beekmantown
Subdivision
Plattsburgh, Beekmantown
Standard status
Pending
APN
165.4-2-10
Size
2,400 SF
Lot size
0.99 Acres
Taxes and HOA fees
Tax Annual Amount
819
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Water source
Well
Building Details
Year built
1989
Roof type
Metal
Listing Agency:
Century 21 The One · Century 21 Real Estate
(518) 563-7350
Listed By:
Scott Thurber
(518) 524-4275
Added: Sep 11, 2025
Changed: Aug 4
Last Checked: Aug 12 at 8:06AM
MLS# 205749
Copyright © 2026 Adirondack Champlain Valley MLS. 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 commercial warehouse property occupies 0.99 acres and includes a 2,400-square-foot building constructed in 1989. The improvements feature a metal roof, two separate electrical services, a drilled well, an existing septic tank, and a parking lot. Cable is available, adding another utility option for the site.
Located at 6898-6902 Rt 22 in Plattsburgh, the property is near the Beekmantown School District’s main campus and sits in an area described as having high traffic and strong visibility. Commercial zoning supports the property’s identified commercial classification. The combination of an existing warehouse, established site infrastructure, and road exposure provides a defined physical base for business or investment use.
Located at 6898-6902 Rt 22 in Plattsburgh, the property is near the Beekmantown School District’s main campus and sits in an area described as having high traffic and strong visibility. Commercial zoning supports the property’s identified commercial classification. The combination of an existing warehouse, established site infrastructure, and road exposure provides a defined physical base for business or investment use.
Key Highlights
- 0.99‑acre commercial property with a 2,400‑square‑foot warehouse
- Two separate electrical services serve the property
- Drilled well and existing septic tank in place
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
$17,985
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
7.99%
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%
$359,700
$359.7K
Cap Rate 7%
$256,929
$256.9K
Cap Rate 9%
$199,833
$199.8K
Market Conditions
NOI Build-Up for 2,400 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
$22.8K $9.48/SF
− Vacancy
−$1.6K −$0.66/SF
EGI
$21.2K $8.82/SF
− OpEx
−$3.2K −$1.32/SF
NOI
$18.0K $7.49/SF
Area
Clinton County, NY
Vacancy
7.00%
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%
$359,700
Cap Rate 7%
$256,929
Cap Rate 9%
$199,833
Alternative Uses
Best Use
Warehouse
$256.9K
$224.8K – $299.8K
NOI $17,985 @ 7.0% cap · market cap 7.99%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$661.6K
$578.9K – $771.8K
NOI $46,310 @ 7.0% cap · market cap 20.58%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
8
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12901, NY
32,147
Population
15,426
Households
2.1
Avg Household Size
38
Median Age
33%
College-Educated
89%
High-School Grad
70.6 sq mi
ZIP Area
455
Density / Sq Mi
$59,413
Median Household Income
$35,385
Median Earnings
$957
Median Rent
$182,100
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?
Warehouse - Commercially zoned warehouse property with established water, septic, electrical, and parking improvements.
Where is this warehouse located?
The property is located at 6898-6902 Rt 22 Plattsburgh, NY.
What is the asking price?
The asking price for this property is $225,000.
What are key features of this property?
This property features: 0.99‑acre commercial property with a 2,400‑square‑foot warehouse; Two separate electrical services serve the property; Drilled well and existing septic tank in place
