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    1132 Old Route 17 Ferndale, NY 12734

    View on Map
    Sponsored
    For Sale
    $449,900

    SINGLE_FAMILY - Ferndale, NY

    Type:Office
    Lot size:
    3.96 Acres
    Days on Market:
    8
    Last Refresh:
    Mar 19 at 11:06 am

    Property Features for 1132 Old Route 17

    General Information

    Property type
    Residential
    Property subtype
    Office
    Standard status
    Active
    Zoning
    CI/RR1
    Rooms
    Basement
    APN
    4689-001-0-0001-033-001
    Parking features
    Parking Lot
    Basement
    Unfinished, Full, Walk-Out Access
    Appliances
    Electric Oven, Electric Water Heater, Refrigerator
    Lot size
    3.96 Acres

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)
    Water source
    Well

    Building Details

    Year built
    1943
    Floors in Building
    2
    Building materials
    Fiberglass Insulation, Frame, Vinyl Siding

    We can help!

    Listing Contact
    Maxine H Schulte
    Maxine H Schulte

    The Maxx Group (845) 866-4673

    Listing agent Maxine H Schulte

    Listing date Mar 12, 2026

    MLS# 920697

    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.

    Learn more

    Overview

    Commercial Land Near Future I-86

    This property offers nearly 6 acres of commercially zoned land with high visibility and strategic positioning. Situated directly on Route 17, soon to be redesignated as Interstate 86, it offers exceptional accessibility, perfectly positioned between both Route 17 and Old Route 17. The location is just under a mile from the highway entrance and less than 2 miles from Garnet Health Medical Center and the regional UPS distribution hub, placing it at the heart of one of the Catskills' active and growing commercial corridors. The location is anticipated to become a hotspot with warehouses planned for much of the surrounding area. The existing building, originally a residential 3-bedroom home, has been renovated for office use, featuring shiplap walls, a cathedral ceiling, a full bathroom, and three flexible rooms suitable for private offices, conference space, or client meeting areas. A full basement with a garage provides storage or expansion possibilities. The expansive layout and level terrain offer potential to rent out the renovated office space for immediate income while developing an additional building on the open land. A generously sized parking lot provides convenience. The property includes nearly 4 usable acres, with an additional 2 acres on the other side of the interstate, offering a location for a future billboard. The billboard on the property will not be conveyed with the sale.
    Location Intelligence

    Current Use by Public Records

    The Maxx Group LLC Real Estate Agency

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Department Store Skin Care Clinic Storage Facility Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Ferndale
    County
    Sullivan
    State
    New York
    Longitude
    -74.7307988
    Latitude
    41.728584

    Nearby Similar for Sale

    • $250,000
      1,772 SF

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    • $459,999

      Multifamily Property Ideal for Investors

      Multifamily property suitable for end-users or investors.
      190 Butrick Rd, Ferndale, NY 12734
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    FAQs

    What type of property is this?
    Commercial land - Nearly 6 acres of commercially zoned land with high visibility.
    Where is this commercial land located?
    The property is located at 1132 Old Route 17 Ferndale, NY.
    What is the asking price?
    The asking price for this property is $449,900.
    What are key features of this property?
    This property features: - Prime commercial/industrial land (nearly 6 acres) on future I-86 (Route 17).; - Exceptional accessibility and visibility between Route 17 and Old Route 17.; - Proximity to Garnet Health Medical Center and the regional UPS distribution hub.
    (845) 866-4673
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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
    1132 Old Route 17 Ferndale, NY 12734
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    We can help!
    Listing Contact
    Maxine H Schulte
    Maxine H Schulte
    Real Estate License ID: 10491205538
    (845) 866-4673
    Learn more
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