Flex Space with Truck
For Sale
$325,000
9 Commerce Drive Unit 9, Massena, NY 13662
Versatile flex layout with multiple offices, ADA-accessible restrooms, and an oversized two-stall truck garage.
Property Size4,000 SF
Price / SF$81.25
Days on Market70
Property Features for 9 Commerce Drive Unit 9
General Information
Standard status
Active
Size
4,000 SF
Property subtype
General Commercial
Additional Details
Drive-In Doors
2
Office Units
6
Building Details
Year Built
1999
Listing Agency:
Paul Post Realty
(315) 250-3527
Listed By:
Timothy P Post
(315) 250-3527
Source:
Xome
Added: May 29
Changed: Jul 10
Last Checked: Aug 6 at 3:45AM
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 flex-style building offers a functional mix of office and service space, with six offices and two handicap-accessible bathrooms. A dedicated kitchen area is included, and the property is designed with interior flexibility, including potential to re-configure the layout for different business needs. Heating includes radiant heat as well as gas heat. The rear includes an oversized two-stall truck garage measuring 29’7” x 39’ (with 3’ height), served by two remote control 12’x12’ doors. There is also potential for additional office space above the back offices, described as 39’x35’, depending on how the space is finished.
Located at 9 Commerce Drive Unit 9 in Massena, NY 13662, the property includes a large paved parking area. The offering also notes extra land available to expand if needed, which can help accommodate growing operations and additional site improvements.
For tenants or buyers seeking a space that can support both administrative functions and day-to-day warehouse or service activity, the office count and accessible restrooms support a client-facing setup. The truck garage and remote door access make it suitable for deliveries, light distribution, or equipment-based use where roll-up door functionality is important. The noted interior reconfiguration and possible upper-office build-out provide room to tailor the space as requirements change.
Located at 9 Commerce Drive Unit 9 in Massena, NY 13662, the property includes a large paved parking area. The offering also notes extra land available to expand if needed, which can help accommodate growing operations and additional site improvements.
For tenants or buyers seeking a space that can support both administrative functions and day-to-day warehouse or service activity, the office count and accessible restrooms support a client-facing setup. The truck garage and remote door access make it suitable for deliveries, light distribution, or equipment-based use where roll-up door functionality is important. The noted interior reconfiguration and possible upper-office build-out provide room to tailor the space as requirements change.
Key Highlights
- 2.9‑acre commercial property with level topography and paved driveway
- 18 parking spaces plus oversized 29'7" x 39' x 3' two‑stall truck garage with two 12' x 12' remote doors
- Interior includes six offices and a 17' x 8'2" kitchen area
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
2
Drive-in doors
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 - Versatile flex layout with multiple offices, ADA-accessible restrooms, and an oversized two-stall truck garage.
Where is this flex space located?
The property is located at 9 Commerce Drive Unit 9 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: 2.9‑acre commercial property with level topography and paved driveway; 18 parking spaces plus oversized 29'7" x 39' x 3' two‑stall truck garage with two 12' x 12' remote doors; Interior includes six offices and a 17' x 8'2" kitchen area
