Warehouse Garage with High
New
For Sale
$200,000
9 Creamery Rd, Livingston Manor, NY 12758
Versatile garage facility with substantial clearance, reinforced flooring, and capacity for commercial vehicles or storage operations.
Property Size1,680 SF
Price / SF$119.05
Days on Market3
Property Features for 9 Creamery Rd
General Information
Standard status
Active
Size
1,680 SF
Additional Details
Warehouse Space
1,680 SF
Building Details
Year Built
1970
Buildings
1
Listing Agency:
Catskills Home Services
Listed By:
Alan R. Wieder
(845) 397-7768
Source:
Amodiorealestate
Added: Sep 18
Last Checked: Sep 19 at 12:41PM
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 Catskills Home Services
Investment Insights
Based on property information with market context.
This 1,680-square-foot warehouse garage provides a practical industrial footprint near the center of Livingston Manor. The building includes a 14-foot overhead door, 20+ foot ceilings, and 6-inch reinforced concrete floors, supporting uses that require vertical clearance, durable flooring, or oversized vehicle access. The interior can accommodate trucks, tractor trailers, or 15+ vehicles, subject to operational requirements.
The property is positioned close to Main Street Livingston Manor, with nearby shops, restaurants, breweries, and other businesses. Its location also provides access to the surrounding Catskills region. The adjoining 1.02-acre parcel at 13 Creamery Road is separately available and may be purchased with the garage as a package.
The property is positioned close to Main Street Livingston Manor, with nearby shops, restaurants, breweries, and other businesses. Its location also provides access to the surrounding Catskills region. The adjoining 1.02-acre parcel at 13 Creamery Road is separately available and may be purchased with the garage as a package.
Key Highlights
- 1,680‑square‑foot warehouse garage
- 14‑foot overhead door
- 20+ foot ceilings
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
$17,089
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
8.54%
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%
$341,780
$341.8K
Cap Rate 7%
$244,129
$244.1K
Cap Rate 9%
$189,878
$189.9K
Market Conditions
NOI Build-Up for 1,680 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
$21.6K $12.84/SF
− Vacancy
−$1.5K −$0.87/SF
EGI
$20.1K $11.97/SF
− OpEx
−$3.0K −$1.80/SF
NOI
$17.1K $10.17/SF
Area
Sullivan County, NY
Vacancy
6.80%
Lease Rate
$12.84 /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%
$341,780
Cap Rate 7%
$244,129
Cap Rate 9%
$189,878
Alternative Uses
Best Use
Flex RnD
$329.5K
$288.3K – $384.4K
NOI $23,063 @ 7.0% cap · market cap 11.53%
Second Best
Warehouse
$244.1K
$213.6K – $284.8K
NOI $17,089 @ 7.0% cap · market cap 8.54%
Theoretical Best
Office A
$460.8K
$403.2K – $537.6K
NOI $32,256 @ 7.0% cap · market cap 16.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12758, NY
4,033
Population
3,114
Households
1.3
Avg Household Size
46
Median Age
25%
College-Educated
91%
High-School Grad
153.6 sq mi
ZIP Area
26
Density / Sq Mi
$50,577
Median Household Income
$41,036
Median Earnings
$938
Median Rent
$171,000
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Warehouse - Versatile garage facility with substantial clearance, reinforced flooring, and capacity for commercial vehicles or storage operations.
Where is this warehouse located?
The property is located at 9 Creamery Rd Livingston Manor, NY.
What is the asking price?
The asking price for this property is $200,000.
What are key features of this property?
This property features: 1,680‑square‑foot warehouse garage; 14‑foot overhead door; 20+ foot ceilings
