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    118 River Rd Harriman, NY 10926

    View on Map
    Sponsored
    For Lease
    $500 /Mo ($60 SF/Yr)

    Business - Harriman, NY

    Type:Business
    Property size:
    100 SF
    Lot size:
    1.60 Acres
    Days on Market:
    147
    Last Refresh:
    Mar 11 at 4:06 pm

    Property Features for 118 River Rd

    General Information

    Property type
    Commercial Lease
    Property subtype
    Business
    Standard status
    Active
    Zoning
    B2 General Commercial
    APN
    335801-107-000-0002-063.000-0000
    Size
    100 SF
    Lot size
    1.60 Acres

    Utilities

    Cooling system
    Central Air

    Building Details

    Building materials
    Brick
    Architectural style
    Other

    We can help!

    Listing Contact
    Peter Berman

    Keller Williams Realty (845) 928-8000

    Listing agent Peter Berman (845) 928-8000 License #10401392566

    Listing date Oct 16, 2025

    MLS# 925296 Listing URL

    Copyright © 2025 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

    Property Insight Report

    Overview

    Harriman Office Space For Rent

    This Harriman, NY office space is available for rent on a major thoroughfare, located across from a busy Park-N-Ride and immediately off of Rte 17 and Rte 6, one turn from Woodbury Commons. The property offers individual office space in a professional environment, complete with furniture. All utilities are included. It is suitable for relocating a business or for those needing a quiet place to meet clients. The space is ideal as a satellite office or a sales outpost, accommodating all business uses and types. The property, zoned B2 General Commercial, features plenty of parking and easy access. The lot size is 1.6 acres. The office space is 100 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Dr. Donald F. ... Dental Office Cohen Donald DDS Dental Office Dr. Steven Sachs Dental Office Rubee Flex Packaging Industrial Manufacturer Pre-K Playhouse Training Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Harriman
    County
    Orange
    State
    New York
    Longitude
    -74.1409503
    Latitude
    41.3127523

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    FAQs

    What type of property is this?
    Office units - Professional office space with furniture and utilities included in Harriman.
    Where is this office units located?
    The property is located at 118 River Rd Harriman, NY.
    What is the lease rate?
    The lease rate is $60 SF/Yr.
    What are key features of this property?
    This property features: - Prime Location: Immediately off Rte 17 and Rte 6, near Woodbury Commons and across from a busy Park-N-Ride.; - Fully Furnished Office: Ready-to-use professional space with furniture included.; - All Utilities Included: Simplifies budgeting and eliminates extra bills.
    (845) 928-8000
    Request Owner's contact information
    118 River Rd Harriman, NY 10926
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    Harriman, NY 10926
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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
    118 River Rd Harriman, NY 10926
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    We can help!
    Listing Contact
    Peter Berman
    Real Estate License ID: 10401392566
    (845) 928-8000 (845) 629-5854
    Learn more
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