7250 State Route 9, Plattsburgh, NY 12901

Listing Agency: HedgeStone Commercial

Listed By: Steven Bezmen · License NY #10301217575 Show Phone

Source: Crexi

Added: Nov 3 Changed: Nov 8 Last Checked: Nov 8 at 3:55PM

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Investment Insights

Based on property information with market context.

This self-storage offering combines two properties with 176 drive-up units and 31,200 square feet. The Plattsburgh site has 80 units in two buildings totaling 7,200 square feet, situated on 6.95 acres and zoned SC. Town approval covers eight additional drive-up buildings with 204 units, bringing that phase to 52,000 square feet. Plans also include a 12,000- to 15,000-square-foot climate-controlled building with an office and watchman’s quarters; the stated combined total at full build-out is 64,000 to 67,000 square feet.

In Peru, 96 drive-up units occupy 16,800 square feet on 1.1 acres. The facility is 100% occupied and has a waitlist. The properties are available together or individually.

Key Highlights

• 176 drive‑up units across two self‑storage properties
• Plattsburgh property: 80 units in two 7,200 SF buildings on 6.95 acres; zoned SC
• Town‑approved Plattsburgh expansion: 8 drive‑up buildings with 204 units, bringing the site to 52,000 SF

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$233,811

Cap Rate

7.11%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$4,676,220 $4.7M

Cap Rate 7%

$3,340,157 $3.3M

Cap Rate 9%

$2,597,900 $2.6M

Is this asking price fair?

Market Conditions

NOI Build-Up for 31,200 SF

Gross rent

$295.8K $9.48/SF

− Vacancy

−$20.7K −$0.66/SF

EGI

$275.1K $8.82/SF

− OpEx

−$41.3K −$1.32/SF

NOI

$233.8K $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 Rate 5%

$4,676,220

Cap Rate 7%

$3,340,157

Cap Rate 9%

$2,597,900

Alternative Uses

Best Use

Self Storage

$4.35M

$3.81M – $5.08M (±1% cap)

NOI $304,668 @ 7.0% cap · market cap 9.26%

Second Best

Warehouse

$3.34M

$2.92M – $3.90M (±1% cap)

NOI $233,811 @ 7.0% cap · market cap 7.11%

Theoretical Best

Office A

$8.60M

$7.53M – $10.03M (±1% cap)

NOI $602,035 @ 7.0% cap · market cap 18.30%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Self storage facilities

Suggested Use

Top Pick Building Supply HVAC Service Auto Parts Store Plumbing Service Grocery & Convenience Store Kitchen & Bath Showroom

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

73

Businesses Nearby

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

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

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Frequently Asked Questions

What type of property is this?

Self storage facility - The two facilities can be acquired as a portfolio or purchased individually, with the Peru property fully occupied and a waitlist.

Where is this self storage facility located?

The property is located at 7250 State Route 9 Plattsburgh, NY.

What is the asking price?

The asking price for this property is $3,290,000.

What are key features of this property?

This property features: 176 drive‑up units across two self‑storage properties; Plattsburgh property: 80 units in two 7,200 SF buildings on 6.95 acres; zoned SC; Town‑approved Plattsburgh expansion: 8 drive‑up buildings with 204 units, bringing the site to 52,000 SF