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    111 Sullivan Avenue unit 2-3 Ferndale, NY 12734

    View on Map
    For Lease
    $5,500 /Mo

    COMMERCIAL - Ferndale, NY

    Type:Office
    Property size:
    4,000 SF
    Lot size:
    3.00 Acres
    Added:
    Dec 7, 2025
    Days on Market:
    116
    Last Refresh:
    Apr 2 at 2:06 am

    Property Features for 111 Sullivan Avenue unit 2-3

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Standard status
    Active
    APN
    3601-126-0-0001-010-000
    Size
    4,000 SF
    Lot size
    3.00 Acres

    Taxes and HOA fees

    TaxYear
    2025
    TaxAnnualAmount
    80497

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Electric (Heating)
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Building materials
    Frame

    We can help!

    Listing Contact
    Nicholas Cuomo

    Listing agent Nicholas Cuomo License #10401279744

    Listing office Keller Williams Realty 69 Brookside Ave. Ste 225, Chester, NY

    Listing date Dec 7, 2025

    MLS# 941973

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Ferndale Professional Building Office Suite

    Located at 111 Sullivan Ave in Ferndale, NY, this two-story professional building in the Ferndale-Liberty market offers a 4000 SF first-floor suite suitable for medical, wellness, therapy, professional office, or other light commercial uses permitted under C zoning. The building features over 50 parking spaces, an elevator, and secure common areas with new cameras. The suite has direct front entry access and is surrounded by long-term medical and professional tenants. Situated on a steady traffic corridor, the location provides strong visibility. Rent includes property tax, water, sewer, garbage, common area cleaning, snow removal, mowing, and elevator maintenance. Tenants are responsible for their own electric, WiFi, phone, and insurance. New LED lighting is installed. Additional units ranging from 600 to 2,500 SF are available for tenants looking to expand or scale within the plaza. The property is located in Sullivan County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Jeffrey S Altbach ... Law Firm Middletown Medical PC Medical Clinic Samantha Garigliano Physician Excel Physical Therapy ... Physician Lipton Ira D ... Physician

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Dental Office Auto Repair Shop Hair Salon Gym & Fitness Center Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ferndale
    County
    Sullivan
    State
    New York
    Longitude
    -74.7287414
    Latitude
    41.7798179

    Nearby Similar for Lease

    • Contact for pricing

      Ferndale Professional Building Office Suite

      Two-story professional building with suites suitable for various commercial uses.
      111 Sullivan Avenue unit: 2-6, Ferndale, NY 12734
      View Details
    • Contact for pricing

      Professional Building in Ferndale, NY

      Two-story professional building with ample parking and diverse tenant mix.
      111 Sullivan Avenue unit: 2-4, Ferndale, NY 12734
      View Details
    • Contact for pricing

      Ferndale Professional Office Suite

      900 SF office suite in a professional building.
      111 Sullivan Avenue unit: 1-7, Ferndale, NY 12734
      View Details

    FAQs

    What type of property is this?
    Office units - Two-story professional building with suites available for rent.
    Where is this office units located?
    The property is located at 111 Sullivan Avenue unit 2-3 Ferndale, NY.
    What is the lease rate?
    The lease rate is $5,500 /Mo.
    What are key features of this property?
    This property features: Direct front entry access in a HIGH‑VISIBILITY location on a steady traffic corridor.; Ideal for medical, wellness, therapy, professional office, or other light commercial uses under C zoning.; Rent includes property tax, water, sewer, garbage, common area cleaning, snow removal, mowing, and elevator maintenance.
    (845) 928-8000
    We can help!
    Listing Contact
    Nicholas Cuomo
    Real Estate License ID: 10401279744
    Learn More
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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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