Flex Space with Front
For Sale
$145,000
STATE ROUTE 176, Fulton, NY 13069
Flex space with parking for about 20 cars, 3-phase power, and on-demand hot water.
Property Size1,750 SF
Price / SF$82.86
Days on Market90
Property Features for STATE ROUTE 176
General Information
Standard status
Active
Size
1,750 SF
Total Parking Spaces
20
Property subtype
General Commercial
Additional Details
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$1,637
Amenities
Gas
3
Concrete
Metal, Asphalt, Shingle
20 Parking Spaces.
Rectangular
97X167
Other Road Type, Rectangular.
Building Details
Year Built
1950
Stories
1
Listing Agency:
Integrated Real Estate Ser LLC
(315) 254-3557
Listed By:
Alan Lathrop · License #30LA0731266
(315) 254-3557
Source:
Xome
Added: May 12
Changed: Aug 7
Last Checked: Aug 8 at 3:18AM
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 Integrated Real Estate Ser LLC
Investment Insights
Based on property information with market context.
This flex space is equipped with 3-phase power and on-demand hot water. The roof and windows are described as like new, and there is parking for about 20 cars in front of the building. The property includes an outdoor area at the rear, which is currently overgrown with thimble berry bushes, along with two sheds.
Located just outside city limits on State Route 176, the property is positioned in a high-traffic area with nearby businesses and a school, with access to stores, a church, and other amenities.
The owner is also offering to hold paper with $45,000 down at 8% interest for five straight years with no balloon.
Located just outside city limits on State Route 176, the property is positioned in a high-traffic area with nearby businesses and a school, with access to stores, a church, and other amenities.
The owner is also offering to hold paper with $45,000 down at 8% interest for five straight years with no balloon.
Key Highlights
- Flex space with parking for about 20 cars on site
- 3‑phase power and on‑demand hot water
- Roof and windows reported as like new
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
$10,823
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
7.46%
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%
$216,460
$216.5K
Cap Rate 7%
$154,614
$154.6K
Cap Rate 9%
$120,256
$120.3K
Market Conditions
NOI Build-Up for 1,750 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
$16.6K $9.48/SF
− Vacancy
−$1.1K −$0.64/SF
EGI
$15.5K $8.84/SF
− OpEx
−$4.6K −$2.65/SF
NOI
$10.8K $6.18/SF
Area
Oswego County, NY
Vacancy
6.80%
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%
$216,460
Cap Rate 7%
$154,614
Cap Rate 9%
$120,256
Alternative Uses
Best Use
Flex RnD
$322.9K
$282.6K – $376.7K
NOI $22,604 @ 7.0% cap · market cap 15.59%
Second Best
Industrial
$154.6K
$135.3K – $180.4K
NOI $10,823 @ 7.0% cap · market cap 7.46%
Theoretical Best
Office A
$349.1K
$305.4K – $407.2K
NOI $24,434 @ 7.0% cap · market cap 16.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 13069, NY
24,071
Population
10,593
Households
2.3
Avg Household Size
40
Median Age
19%
College-Educated
89%
High-School Grad
109.9 sq mi
ZIP Area
219
Density / Sq Mi
$63,156
Median Household Income
$44,073
Median Earnings
$878
Median Rent
$112,600
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Flex space with parking for about 20 cars, 3-phase power, and on-demand hot water.
Where is this flex space located?
The property is located at STATE ROUTE 176 Fulton, NY.
What is the asking price?
The asking price for this property is $145,000.
What are key features of this property?
This property features: Flex space with parking for about 20 cars on site; 3‑phase power and on‑demand hot water; Roof and windows reported as like new
