Freestanding Office
For Sale
Contact for pricing
1 N Roberts Rd, Highland, NY 12528
Single-story commercial space with flexible interiors, client parking, and direct access from a signalized commercial corridor.
Property Size2,300 SF
Price / SF$364.78
Days on Market54
Property Features for 1 N Roberts Rd
General Information
Standard status
Active
Size
2,300 SF
Property subtype
OFFICE
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Buildings
1
Stories
1
Listing Agency:
Century 21 Commercial North East | Johnson City
(607) 757-2100
Listed By:
Dominick Martorana
(914) 474-7028
Source:
Moodyscre
Added: Jul 24
Changed: Sep 7
Last Checked: Sep 14 at 12:47PM
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 Century 21 Commercial North East | Johnson City
Investment Insights
Based on property information with market context.
This freestanding, single-story office building offers more than 2,300 square feet of flexible interior space. The open-plan layout supports medical and allied-health practices, financial and professional offices, retail showrooms, and service uses. The property can accommodate immediate owner occupation, redevelopment, or conversion to a leased asset.
Located directly off US 9W at a signalized intersection, the building benefits from 28,000+ vehicles per day, steady pedestrian and bicycle traffic, and proximity to the Walkway Over the Hudson and Hudson Valley Rail Trail. A generous lot provides ample client parking and prominent signage opportunities, while direct highway access supports convenient arrival from the surrounding commercial and recreational corridor.
Located directly off US 9W at a signalized intersection, the building benefits from 28,000+ vehicles per day, steady pedestrian and bicycle traffic, and proximity to the Walkway Over the Hudson and Hudson Valley Rail Trail. A generous lot provides ample client parking and prominent signage opportunities, while direct highway access supports convenient arrival from the surrounding commercial and recreational corridor.
Key Highlights
- More than 2,300 square feet of flexible interior space
- Freestanding, single‑story commercial building with open‑plan layout
- Directly off US 9W at a signalized intersection
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
$45,178
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
5.38%
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%
$903,560
$903.6K
Cap Rate 7%
$645,400
$645.4K
Cap Rate 9%
$501,978
$502.0K
Market Conditions
NOI Build-Up for 2,300 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
$69.0K $30.00/SF
− Vacancy
−$8.8K −$3.81/SF
EGI
$60.2K $26.19/SF
− OpEx
−$15.1K −$6.55/SF
NOI
$45.2K $19.64/SF
Area
Ulster County, NY
Vacancy
12.70%
Lease Rate
$30.00 /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%
$903,560
Cap Rate 7%
$645,400
Cap Rate 9%
$501,978
Alternative Uses
Best Use
Office B
$645.4K
$564.7K – $753.0K
NOI $45,178 @ 7.0% cap · market cap 5.38%
Second Best
Healthcare Medical
$578.3K
$506.0K – $674.7K
NOI $40,479 @ 7.0% cap · market cap 4.82%
Theoretical Best
Multifamily LT 5
$21.51M
$18.82M – $25.09M
NOI $1,505,634 @ 7.0% cap · market cap 179.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
183
Businesses Nearby
Explore this area
Business Placement
Demographics for 12528, NY
14,089
Population
6,332
Households
2.2
Avg Household Size
44
Median Age
42%
College-Educated
94%
High-School Grad
44.9 sq mi
ZIP Area
314
Density / Sq Mi
$89,096
Median Household Income
$57,626
Median Earnings
$1,642
Median Rent
$337,400
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Office building - Single-story commercial space with flexible interiors, client parking, and direct access from a signalized commercial corridor.
Where is this office building located?
The property is located at 1 N Roberts Rd Highland, NY.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: More than 2,300 square feet of flexible interior space; Freestanding, single‑story commercial building with open‑plan layout; Directly off US 9W at a signalized intersection
