Office Building with
For Sale
$1,299,000
Pending
1995 Route 6, Carmel, NY 10512
COMMERCIAL - Carmel, NY
Property Size5,758 SF
Lot Size1.00 Acre
Days on Market147
Property Features for 1995 Route 6
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
CBP
Rooms
Basement
Parking features
Open, Parking Lot
Basement
Finished
Standard status
Pending
APN
372000-055-011-0001-035-000-0000
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
30800
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public
Amenities
on-site generator
secure bank vault
Building Details
Floors in Building
2
Building materials
Frame, Stone
Listing Agency:
RE/MAX Ace Realty · RE/MAX International
(914) 495-4020
Listed By:
Robert T. Washburn · License #10401293648
(914) 497-1572
Added: Mar 23
Changed: Aug 4
Last Checked: Aug 16 at 5:06PM
MLS# 976747
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.
Investment Insights
Based on property information with market context.
This well-maintained commercial office building offers expansive open workspaces, multiple private offices, an oversized conference room, and an executive suite with a full bath. The property includes five restrooms, with three ADA-compliant, supporting convenient access for employees and clients. Additional features include a passenger elevator, on-site generator, and a secure bank vault, along with an expansive parking lot accommodating 60+ vehicles with seamless ADA access.
Located at a signalized intersection on Route 6 near the I-684/I-84 interchange, the building is positioned for strong visibility in a high-traffic corridor. Public water and sewer are connected, and natural gas is available at the street level.
Zoned CBP, the property is described as supporting a wide range of uses, including light industry, veterinary, fitness, retail, restaurant, office, and service. It is presented as a turnkey option for an owner-user or investor.
Located at a signalized intersection on Route 6 near the I-684/I-84 interchange, the building is positioned for strong visibility in a high-traffic corridor. Public water and sewer are connected, and natural gas is available at the street level.
Zoned CBP, the property is described as supporting a wide range of uses, including light industry, veterinary, fitness, retail, restaurant, office, and service. It is presented as a turnkey option for an owner-user or investor.
Key Highlights
- High‑visibility location at a signalized intersection on Route 6, near I‑684/I‑84 interchange, in a high‑traffic corridor
- Versatile zoning allows for a wide range of uses
- Expansive parking lot accommodates 60+ vehicles with seamless ADA access
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
$100,721
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
7.75%
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%
$2,014,420
$2.0M
Cap Rate 7%
$1,438,871
$1.4M
Cap Rate 9%
$1,119,122
$1.1M
Market Conditions
NOI Build-Up for 5,758 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
$156.2K $27.12/SF
− Vacancy
−$21.9K −$3.80/SF
EGI
$134.3K $23.32/SF
− OpEx
−$33.6K −$5.83/SF
NOI
$100.7K $17.49/SF
Area
Putnam County, NY
Vacancy
14.00%
Lease Rate
$27.12 /SF/Yr
Expense Ratio
25.00%
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%
$2,014,420
Cap Rate 7%
$1,438,871
Cap Rate 9%
$1,119,122
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,721 @ 7.0% cap · market cap 7.75%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.81M
$3.33M – $4.44M
NOI $266,495 @ 7.0% cap · market cap 20.52%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
321
Businesses Nearby
Explore this area
Business Placement
Demographics for 10512, NY
24,664
Population
9,874
Households
2.5
Avg Household Size
46
Median Age
42%
College-Educated
93%
High-School Grad
52.2 sq mi
ZIP Area
472
Density / Sq Mi
$124,519
Median Household Income
$62,393
Median Earnings
$1,607
Median Rent
$401,800
Median Home Value
Market
Vacancy Rate% for Office 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?
Office building - Well-maintained office building with elevator, five restrooms including ADA-compliant facilities, generator, and on-site parking for 60+.
Where is this office building located?
The property is located at 1995 Route 6 Carmel, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: High‑visibility location at a signalized intersection on Route 6, near I‑684/I‑84 interchange, in a high‑traffic corridor; Versatile zoning allows for a wide range of uses; Expansive parking lot accommodates 60+ vehicles with seamless ADA access
