Mixed-Use Property Package with
For Sale
$1,500,000
Pending
1-7 South Street, Suffern, NY 10901
Two separate properties on over an acre, combining warehouse and storage space with two residential units above plus a duplex home.
Property Size9,248 SF
Days on Market110
Property Features for 1-7 South Street
General Information
Standard status
Pending
Size
9,248 SF
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$40,672
Amenities
Wall/Window Unit(s)
Baseboard
Partially Finished
Garage, Off Street, Oversized, Parking Lot, Private, Storage
Building Details
Building Size
9,248 SF
Buildings
2
Stories
2
Listing Agency:
COLDWELL BANKER REALTY
Listed By:
Jodi Anton
(845) 548-3481
Source:
Evrealestate
Added: May 19
Changed: Aug 28
Last Checked: Sep 5 at 4:56AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of COLDWELL BANKER REALTY
Investment Insights
Based on property information with market context.
This sale includes two separate properties on over an acre of land. The first is a versatile mixed-use building designed with commercial space plus warehouse and storage areas, with two residential units above: two 2-bedroom, 1-bath apartments.
The second property is a duplex-style home featuring a 2/3-bedroom, 1-bath unit on the first level and a 1-bedroom, 1-bath unit on the upper level. A large rear parking lot provides on-site space for tenants, customers, or day-to-day business operations.
The properties are described as being in a location near downtown Suffern, shopping, restaurants, and the train, supporting live-and-work use or multi-unit income within the same overall site.
The second property is a duplex-style home featuring a 2/3-bedroom, 1-bath unit on the first level and a 1-bedroom, 1-bath unit on the upper level. A large rear parking lot provides on-site space for tenants, customers, or day-to-day business operations.
The properties are described as being in a location near downtown Suffern, shopping, restaurants, and the train, supporting live-and-work use or multi-unit income within the same overall site.
Key Highlights
- Two separate properties being sold together on over 1 acre of land
- Mixed‑use building: warehouse and storage space with two residential units above (each 2‑bed, 1‑bath)
- Second property is a duplex‑style home with a 2/3‑bed, 1‑bath unit on the first level and a 1‑bed, 1‑bath unit on the upper level
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
$75,689
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
5.05%
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%
$1,513,780
$1.5M
Cap Rate 7%
$1,081,271
$1.1M
Cap Rate 9%
$840,989
$841.0K
Market Conditions
NOI Build-Up for 9,248 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
$138.7K $15.00/SF
− Vacancy
−$17.6K −$1.91/SF
EGI
$121.1K $13.10/SF
− OpEx
−$45.4K −$4.91/SF
NOI
$75.7K $8.18/SF
Area
Rockland County, NY
Vacancy
12.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,513,780
Cap Rate 7%
$1,081,271
Cap Rate 9%
$840,989
Alternative Uses
Best Use
Mixed Use
$1.08M
$946.1K – $1.26M
NOI $75,689 @ 7.0% cap · market cap 5.05%
Second Best
Warehouse
$1.01M
$883.1K – $1.18M
NOI $70,645 @ 7.0% cap · market cap 4.71%
Theoretical Best
Specialty Retail
$6.11M
$5.35M – $7.13M
NOI $428,021 @ 7.0% cap · market cap 28.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
885
Businesses Nearby
Explore this area
Business Placement
Demographics for 10901, NY
25,145
Population
9,674
Households
2.6
Avg Household Size
42
Median Age
48%
College-Educated
90%
High-School Grad
23.5 sq mi
ZIP Area
1,070
Density / Sq Mi
$114,651
Median Household Income
$59,561
Median Earnings
$1,746
Median Rent
$490,700
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two separate properties on over an acre, combining warehouse and storage space with two residential units above plus a duplex home.
Where is this mixed-use property located?
The property is located at 1-7 South Street Suffern, NY.
What is the asking price?
The asking price for this property is $1,500,000.
What are key features of this property?
This property features: Two separate properties being sold together on over 1 acre of land; Mixed‑use building: warehouse and storage space with two residential units above (each 2‑bed, 1‑bath); Second property is a duplex‑style home with a 2/3‑bed, 1‑bath unit on the first level and a 1‑bed, 1‑bath unit on the upper level
