Self Storage Portfolio with 868
For Sale
Contact for pricing
74 William St, South Glens Falls, NY 12803
Self storage portfolio built in 2000 with a large unit count and sizable NRSF for tenant storage needs.
Property Size115,430 SF
Price / SF$136.76
Days on Market56
Property Features for 74 William St
General Information
Standard status
Active
Size
115,430 SF
Property subtype
Self Storage
Occupancy
91%
Net Operating Income
$1,065,563
Additional Details
Cap Rate
6.75%
Self-Storage Units
868
Building Details
Year Built
2000
Buildings
23
Units
868
Listing Agency:
Franklin Street Tampa
Listed By:
Frank DeSalvo · License #FL
Source:
Crexi
Added: Jul 22
Changed: Sep 12
Last Checked: Sep 14 at 5:10AM
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 Franklin Street Tampa
Investment Insights
Based on property information with market context.
This self storage portfolio offers a total of 868 units and 115,430 NRSF of net rentable storage space. The property is presented as a portfolio offering with a 6.75% cap rate. Built in 2000, it provides an established storage footprint designed to support ongoing tenant demand.
The portfolio is located at 74 William St in South Glens Falls, New York.
The portfolio is located at 74 William St in South Glens Falls, New York.
Key Highlights
- 6.75% cap rate portfolio offering
- 868 units across the storage portfolio
- 115,430 NRSF net rentable storage space
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
$1,082,087
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
6.85%
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%
$21,641,740
$21.6M
Cap Rate 7%
$15,458,386
$15.5M
Cap Rate 9%
$12,023,189
$12.0M
Market Conditions
NOI Build-Up for 115,430 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
$1.66M $14.40/SF
− Vacancy
−$116.4K −$1.01/SF
EGI
$1.55M $13.39/SF
− OpEx
−$463.8K −$4.02/SF
NOI
$1.08M $9.37/SF
Area
Warren County, NY
Vacancy
7.00%
Lease Rate
$14.40 /SF/Yr
Expense Ratio
30.00%
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%
$21,641,740
Cap Rate 7%
$15,458,386
Cap Rate 9%
$12,023,189
Alternative Uses
Best Use
Self Storage
$15.46M
$13.53M – $18.03M
NOI $1,082,087 @ 7.0% cap · market cap 6.85%
Second Best
Warehouse
$12.38M
$10.84M – $14.45M
NOI $866,886 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$34.55M
$30.23M – $40.31M
NOI $2,418,489 @ 7.0% cap · market cap 15.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
181
Businesses Nearby
Explore this area
Business Placement
Demographics for 12803, NY
8,990
Population
3,819
Households
2.4
Avg Household Size
43
Median Age
29%
College-Educated
92%
High-School Grad
6.1 sq mi
ZIP Area
1,474
Density / Sq Mi
$80,913
Median Household Income
$42,782
Median Earnings
$1,194
Median Rent
$222,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Self storage portfolio built in 2000 with a large unit count and sizable NRSF for tenant storage needs.
Where is this self storage facility located?
The property is located at 74 William St South Glens Falls, NY.
What is the asking price?
The asking price for this property is $15,786,000.
What are key features of this property?
This property features: 6.75% cap rate portfolio offering; 868 units across the storage portfolio; 115,430 NRSF net rentable storage space
