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    The Largest CRE Database in the US with Over 1 Million Listings

    6 E Dexter Plz Pearl River, NY 10965

    Sponsored
    Picture of Breweries at E Dexter Plz 6, Pearl River, NY
    For Lease
    $12,667 /Mo ($3 SF/Yr)

    COMMERCIAL - Pearl River, NY

    Property size:
    8,000 SF
    Lot size:
    1.13 Acres
    Days on Market:
    1
    Last Refresh:
    Feb 19 at 10:06 am

    Property Features for 6 E Dexter Plz

    General Information

    Property type
    Commercial Lease
    Property subtype
    Other
    Standard status
    Active
    Zoning
    LI-MULT
    APN
    392489-068-020-0001-001-000-0040
    Size
    8,000 SF
    Lot size
    1.13 Acres

    Utilities

    Utilities
    Natural Gas Available
    Sewer type
    Public Sewer
    Heating system
    Natural Gas, Forced Air
    Cooling system
    Ductless
    Water source
    Public

    Building Details

    Flooring type
    Hardwood
    Building materials
    Frame, Stucco

    We can help!

    Listing Contact
    Joseph Sclafani
    Joseph Sclafani

    Joyce Realty Corp (845) 735-7100

    Listing agent Joseph Sclafani (845) 480-2634

    Listing date Feb 19, 2026

    MLS# 962745

    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

    Property Insight Report

    Overview

    Pearl River Commercial Space Available

    Located in Pearl River, New York, near the New Jersey border and close to restaurants, shops, bus transportation, and New Jersey Transit, this commercial space offers approximately 8,000 square feet. The property is zoned LIO with multiple possible uses, including brewery, warehouse, office, storage, distillery, entertainment business, dance hall, and restaurant. Ceiling heights range from 14 to 20 feet. The property has 1.13 acres of land. The zoning is LI-MULT. Current uses include brewery, warehouse, office, storage, distillery, entertainment business, dance hall, and restaurant. No cam charge, just the base rent.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Master Trimmer LLC Industrial Manufacturer Defiant Brewing Co. Production Facility 5 Cent Bottle ... Recycling Center

    Suggested Use

    Real Estate Agency Restaurant Law Firm Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Auto Repair Shop Gym & Fitness Center

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

    Location Insight

    • Map
    • Local Demand
    City
    Pearl River
    County
    Rockland
    State
    New York
    Longitude
    -74.022865
    Latitude
    41.058341

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    FAQs

    What type of property is this?
    Brewery - Commercial space in Pearl River, NY, near NJ border.
    Where is this brewery located?
    The property is located at 6 E Dexter Plz Pearl River, NY.
    What is the lease rate?
    The lease rate is $3 SF/Yr.
    What are key features of this property?
    This property features: - Expansive 8,000 sq ft commercial space.; - LIO zoning offers versatile usage options: Brewery, Warehouse, Office, Storage, Distillery, Entertainment, Restaurant, and more.; - Excellent Pearl River, NY location, close to the NJ border, restaurants, shops, and transportation (bus and NJ Transit).
    (845) 480-2634
    Request Owner's contact information
    6 E Dexter Plz Pearl River, NY 10965
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    Pearl River, NY 10965
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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
    6 E Dexter Plz Pearl River, NY 10965
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    We can help!
    Listing Contact
    Joseph Sclafani
    Joseph Sclafani
    (845) 480-2634 (845) 735-7100
    Learn more
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