Flex Space with Truck
For Sale
$325,000
9 COMMERCE DR, Massena, NY 13662
Adaptable commercial layout with office, kitchen, heated service, and paved parking components.
Property Size4,000 SF
Price / SF$81.25
Days on Market80
Property Features for 9 COMMERCE DR
General Information
Standard status
Active
Size
4,000 SF
Property subtype
General Commercial
Additional Details
Office Units
6
Taxes and HOA fees
Annual Taxes
$3,000
Amenities
offices
handicap-accessible bathrooms
kitchen
garage
radiant heat
gas heat
3
Shingle
Commercial
18 Parking Spaces. 2 Car Garage, Heated Garage, Paved Driveway.
Level
2.9 acres
Outdoor Lights. Level.
Building Details
Year Built
1999
Buildings
1
Stories
1
Listing Agency:
Paul Post Realty
(315) 250-3527
Listed By:
Timothy P Post · License #30PO0714028
(315) 250-3527
Source:
Xome
Added: Jun 13
Changed: Aug 30
Last Checked: Aug 30 at 4:39PM
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 Paul Post Realty
Investment Insights
Based on property information with market context.
This 4,000-square-foot flex property combines six offices, two handicap-accessible bathrooms, a kitchen area, and a heated two-stall truck garage. The kitchen measures 17 by 8 feet 2 inches, while the garage measures 29 feet 7 inches by 39 feet 3 inches and includes two 12-by-12-foot remote-operated doors. Radiant and gas heating serve the building. Space above the rear offices measures 39 by 35 feet and may support additional office configuration.
The 1999-built property sits on 2.9 acres at 9 Commerce Dr in Massena, New York. Improvements include a large paved parking area with 18 parking spaces, outdoor lighting, a level site, and additional land for expansion. The property also has a paved driveway and a two-car garage.
The 1999-built property sits on 2.9 acres at 9 Commerce Dr in Massena, New York. Improvements include a large paved parking area with 18 parking spaces, outdoor lighting, a level site, and additional land for expansion. The property also has a paved driveway and a two-car garage.
Key Highlights
- 4,000 SF flex building constructed in 1999
- Six offices and 2 handicap‑accessible bathrooms
- Two‑stall truck garage with two 12x12 remote‑control doors
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
$24,686
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
7.60%
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%
$493,720
$493.7K
Cap Rate 7%
$352,657
$352.7K
Cap Rate 9%
$274,289
$274.3K
Market Conditions
NOI Build-Up for 4,000 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
$37.9K $9.48/SF
− Vacancy
−$2.7K −$0.66/SF
EGI
$35.3K $8.82/SF
− OpEx
−$10.6K −$2.64/SF
NOI
$24.7K $6.17/SF
Area
St. Lawrence County, NY
Vacancy
7.00%
Lease Rate
$9.48 /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%
$493,720
Cap Rate 7%
$352,657
Cap Rate 9%
$274,289
Alternative Uses
Best Use
Office B
$748.3K
$654.8K – $873.1K
NOI $52,384 @ 7.0% cap · market cap 16.12%
Second Best
Flex RnD
$621.8K
$544.1K – $725.4K
NOI $43,524 @ 7.0% cap · market cap 13.39%
Theoretical Best
Office A
$992.4K
$868.3K – $1.16M
NOI $69,466 @ 7.0% cap · market cap 21.37%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
6
Office units
Location Intelligence
Trade Area within ½ mile
71
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 13662, NY
15,814
Population
7,785
Households
2
Avg Household Size
44
Median Age
24%
College-Educated
89%
High-School Grad
89.2 sq mi
ZIP Area
177
Density / Sq Mi
$56,987
Median Household Income
$38,535
Median Earnings
$712
Median Rent
$118,300
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 - Adaptable commercial layout with office, kitchen, heated service, and paved parking components.
Where is this flex space located?
The property is located at 9 COMMERCE DR Massena, NY.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 4,000 SF flex building constructed in 1999; Six offices and 2 handicap‑accessible bathrooms; Two‑stall truck garage with two 12x12 remote‑control doors
