Add Listing
    For Lease
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Top-Floor River-View Office Suite Title is generated by Realmo AI

    38 High Avenue, Nyack, NY 10960

    View on Map
    Claim this Listing
    For Lease
    $6,675 /Mo

    COMMERCIAL - Nyack, NY

    Type:Office
    Lot size:
    0.19 Acres
    Added:
    Feb 10, 2026
    Days on Market:
    117
    Last Refresh:
    Jun 7 at 9:06 pm

    Property Features for 38 High Avenue

    General Information

    Property type
    Commercial Lease
    Property subtype
    Office
    Zoning
    R-1
    Parking features
    Open
    Appliances
    Dishwasher, Oven, Refrigerator, Gas Water Heater
    Standard status
    Active
    APN
    392403.066.030-0002-078.000/0000
    Lot size
    0.19 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    87668

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Flooring type
    Hardwood
    Building materials
    Brick

    We can help!

    Listing Contact
    Richard W Ellis
    Richard W Ellis

    Listing agent Richard W Ellis License #49EL1057037

    Listing office Ellis Sotheby's Intl Realty 76 N Broadway, Nyack, NY

    Listing date Feb 10, 2026

    MLS# 959353

    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.

    HighLights

    • Breathtaking, wide‑open views of the Hudson River from a top‑floor suite with rooftop deck access.
    • Refined industrial aesthetic featuring exposed brick walls, 12‑foot concrete ceilings, true divided‑light Marvin windows, and warm wood floors.
    • Six‑room suite includes a reception area/office, four large river‑facing rooms, and an additional flexible room.
    • Chef's kitchen equipped with a professional‑grade Garland stove.
    • Ideally located in the heart of downtown Nyack, close to the Hudson River, Main Street, and the Runcible Spoon Cafe.
    • Central air conditioning and natural gas forced air heating.

    Overview

    Available for rent is a six-room office suite on the top floor of the historic Nyack Express Building in downtown Nyack. The suite was rehabilitated in the early 2000s and features an industrial aesthetic with exposed brick walls, 12-foot concrete ceilings, true divided-light Marvin windows, and warm wood floors. The space is arranged with a welcoming reception area that can also function as an office, plus four large rooms facing the Hudson River and an additional room suitable for an office, conference room, or studio.

    Tenants have access to a rooftop deck overlooking the Hudson River and a chef’s kitchen equipped with a professional-grade Garland stove. The building is located about a half block from the Hudson River, off North Broadway, approximately two blocks from Main Street, and steps from the Runcible Spoon Cafe.

    This configuration offers a work setting with dedicated reception and multiple separate, river-facing rooms, making it suitable for professional teams needing a mix of client-facing and private spaces. Rooftop deck access can also support informal meetings and breaks, while the high-ceiling, true divided-light window package supports a bright, character-filled interior for a range of office users.
    Property Profile Location Intelligence

    Current Use by Public Records

    Rothschild & Associates, LLC Law Firm Hornblow Group USA ... Business Management Consultant Saundra Messinger (Bike/Boat/Book/etc) Store

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Grocery & Convenience Store Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Nyack
    County
    Rockland
    State
    New York
    Longitude
    -73.9175368
    Latitude
    41.0919665

    Nearby Similar for Lease

    • $2,800/Mo
      1,100 SF

      Spacious Office Suite in Nyack

      1100 SF, 5-room office suite in downtown Nyack.
      80A Main Street, Nyack, NY 10960
      View Details
    • $975/Mo
      328 SF

      Versatile Studio Space in Nyack

      Functional 328 sq ft commercial rental in vibrant Nyack.
      68 S Broadway, Nyack, NY 10960
      View Details
    • $2,995/Mo

      Two-Room Office Suite with Hudson Views

      Bright two-room office on the 4th floor with French doors, wood floors, and Hudson River views.
      38 High Avenue, Nyack, NY 10960
      View Details
    • $1,500/Mo

      One-Room Office with Hudson Views

      Bright fourth-floor office with exposed brick, wood floors, and Hudson River views in a renovated warehouse building.
      38 High Avenue, Nyack, NY 10960
      View Details
    • $1,350/Mo

      Hudson River View Office Suite

      Bright one-room office on the 4th floor with exposed brick, wood floors, and Hudson River views in a renovated warehouse.
      38 High Avenue, Nyack, NY 10960
      View Details
    • $1,800/Mo

      Corner Office with Hudson Views

      Bright corner office with exposed brick, wood floors, and a shared chef’s kitchen, elevator access, and rooftop deck.
      38 High Avenue, Nyack, NY 10960
      View Details
    • $2,800/Mo
      1,100 SF

      Downtown Nyack Office Suite Rental

      Spacious 5-room office suite in the heart of Nyack.
      80A Main St, Nyack, NY 10960
      View Details
    • $1,500/Mo
      500 SF

      Nyack Storefront on Main Street

      Recently renovated storefront in Nyack with ample storage.
      67 Main Street, Nyack, NY 10960
      View Details
    • $3,000/Mo
      912 SF

      Renovated Storefront in Downtown Nyack

      Prime commercial space in a vibrant, high-traffic location.
      292 Main St SUITE 1, Nyack, NY 10960
      View Details
    • $6,900/Mo
      2,900 SF

      High-Visibility Corner Showroom Space

      Prime corner commercial space with full window frontage on Route 9W.
      73 N Highland Ave, Nyack, NY 10960
      View Details
    • $2.00 SF/Yr
      2,624 SF

      Iconic Storefront in South Nyack

      Reimagined two-story space in a high-energy retail corridor.
      74 S Broadway, Nyack, NY 10960
      View Details
    • $1,700/Mo
      750 SF

      Office Space in Iconic Building

      Office space available in a high-visibility, iconic building.
      282 S Broadway, Nyack, NY 10960
      View Details

    FAQs

    What type of property is this?
    Office units - Six-room top-floor office suite with rooftop deck, exposed brick, 12-foot ceilings, and multiple Hudson River-facing rooms.
    Where is this office units located?
    The property is located at 38 High Avenue Nyack, NY.
    What is the lease rate?
    The lease rate is $6,675 /Mo.
    What are key features of this property?
    This property features: Breathtaking, wide‑open views of the Hudson River from a top‑floor suite with rooftop deck access.; Refined industrial aesthetic featuring exposed brick walls, 12‑foot concrete ceilings, true divided‑light Marvin windows, and warm wood floors.; Six‑room suite includes a reception area/office, four large river‑facing rooms, and an additional flexible room.
    (914) 393-0438
    We can help!
    Listing Contact
    Richard W Ellis
    Richard W Ellis
    Real Estate License ID: 49EL1057037
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    38 High Avenue, Nyack, NY 10960
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!