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    Property profile & analytics

    45 W Main St Little Falls, NY 13365

    Located in the downtown core of Little Falls, NY, this commercial building is a 4,800 square foot office property positioned along Main Street, providing street-front visibility. Constructed in 1971, the building features steel and masonry construction, a rubber membrane roof, and two high-efficiency furnaces, along with central air conditioning. The layout includes multiple private offices, common areas, reception zones, and accessible restrooms. The property has been historically leased to professional tenants and features vacant space. It is suitable for attorneys, accountants, healthcare providers, designers, consultants, or entrepreneurs. The property includes 12 off-street parking spaces at the rear of the building. Zoned commercial, the property is within walking distance to banks, government offices, restaurants, cafes, shops, and community services. Little Falls is situated along I-90 between Utica and Amsterdam, serving as a gateway to the Mohawk Valley.
    • Office buildings
    • 4,800 SF
    • 0.33 lot acres
    For Lease
    View listing
    $1,500 /Mo
    Value Estimations
    $280,000
    Cap Rate Potential
    Location Intelligence
    Property ID
    US63-2876160
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Malone & Malone / Attorney
    • Towpath Vision Care, Richard Pascucci, OD / Optometrist

    Property Details for 45 W Main St

    Year built
    1971
    Lot size
    0.33 lot acres
    Property size
    4,800 SF
    Zone code
    C1
    Property type
    Office buildings
    APN
    210900 114.68-7-2
    APU
    2109001146872

    Property Overview

    Located in the downtown core of Little Falls, NY, this commercial building is a 4,800 square foot office property positioned along Main Street, providing street-front visibility. Constructed in 1971, the building features steel and masonry construction, a rubber membrane roof, and two high-efficiency furnaces, along with central air conditioning. The layout includes multiple private offices, common areas, reception zones, and accessible restrooms. The property has been historically leased to professional tenants and features vacant space. It is suitable for attorneys, accountants, healthcare providers, designers, consultants, or entrepreneurs. The property includes 12 off-street parking spaces at the rear of the building. Zoned commercial, the property is within walking distance to banks, government offices, restaurants, cafes, shops, and community services. Little Falls is situated along I-90 between Utica and Amsterdam, serving as a gateway to the Mohawk Valley.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      ML approach
      $280,000

    • Alternative Use

      Use
      Estimation
      OFFICE BUILDING
      $295,000
      Current use
      AUTO REPAIR, GARAGE
      $435,000
      Change: +47% Conversion: Difficult
      WAREHOUSE, STORAGE
      $325,000
      Change: +10% Conversion: Difficult
      RETAIL STORES
      $310,000
      Change: +5% Conversion: Moderate
      COMMERCIAL (GENERAL)
      $305,000
      Change: +4% Conversion: Easy

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Little Falls
    County
    Herkimer
    State
    New York
    Longitude
    -74.8611
    Latitude
    43.0424
    CBSA code
    46540
    CBSA name
    UTICA-ROME, NY METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2020
    $6,201
    $7,500
    $27,000
    $34,500
    -
    $55,556
    $200,000
    $255,556

    Comparable in this City

    • Value Estimation
      $280,000
      4,588 SF

      23 Main St

      OFFICE BUILDING • 4,588 SF
      23 Main St, Little Falls, NY 13365
      View Details
    • Value Estimation
      $555,000
      21,288 SF

      659 Main St

      OFFICE BUILDING • 21,288 SF
      659 Main St, Little Falls, NY 13365-1546
      View Details
    • Value Estimation
      $265,000
      3,712 SF

      506 Gdn St

      OFFICE BUILDING • 3,712 SF
      506 Gdn St, Little Falls, NY 13365-1406
      View Details
    • Value Estimation
      $325,000
      12,000 SF

      Salisbury St

      OFFICE BUILDING • 12,000 SF
      Salisbury St, Little Falls, NY 13365
      View Details
    • Value Estimation
      $320,000
      4,906 SF

      175 Main St

      PROFESSIONAL BUILDING • 4,906 SF
      175 Main St, Little Falls, NY 13365-1300
      View Details
    • Value Estimation by Request

      Little Falls, NY 13365

      SBE - SPECIAL ASSESSMENTS
      Little Falls, NY 13365
      View Details

    Similar Nearby for Sale

    • $199,000
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      Former Bank Building For Sale

      Two-story, 11,872 SF building with on-site parking.
      1 W Main St, Little Falls, NY 13365
      View Details
    • Contact for pricing
      Pending

      Vacant Land in Little Falls

      Versatile vacant land parcel suitable for development or investment.
      23 Furnace St, Little Falls, NY 13365
      View Details
    • $95,000

      Mixed-Use Building in Little Falls

      Three-story mixed-use building with commercial and residential spaces.
      598 E Main St, Little Falls, NY 13365
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      Commercial Land For Sale

      Commercial land available for sale.
      56 W Main St, Little Falls, NY 13365
      View Details
    • Contact for pricing

      Multifamily Investment Opportunity

      Multifamily property with spacious units and conversion potential.
      216 Loomis St, Little Falls, NY 13365
      View Details
    • $999,999
      Pending

      Little Falls Commercial Opportunity

      Commercial property for sale in Little Falls, New York.
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    Similar Nearby for Lease

    • $7,083 /Mo
      6,500 SF

      Professional Office Space Available

      6,500 SF office space with amenities for rent.
      410 Canal Pl, Little Falls, NY 13365
      View Details
    • $1,500 /Mo
      1,300 SF

      Downtown Office Space Available Now

      Ready-to-occupy office suite in a walkable downtown environment.
      45 W Main St, Little Falls, NY 13365
      View Details
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    Little Falls, NY 13365
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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