Freestanding Single-Story Commercial
For Sale
$839,000
1 Roberts Road, Highland, NY 12528
Single-story freestanding building with flexible open-plan interior, ample parking, and prominent signage on a busy corridor.
Property Size2,318 SF
Price / SF$361.95
Days on Market150
Property Features for 1 Roberts Road
General Information
Standard status
Active
Size
2,318 SF
Property subtype
Office
Site & Location
Traffic Count
28,000 vehicles/day
Highway Access
Yes
Road Access
Yes
Taxes and HOA fees
Annual Taxes
$9,583
Amenities
Central Air, A/C - Zone
3
0.20000000298023224
Freestanding, Security Lighting. Suburban, State Road.
Building Details
Year Built
1980
Stories
1
Listing Agency:
Century 21 Alliance-NP
(914) 474-7028
Listed By:
Dominick Martorana
(914) 474-7028
Source:
Xome
Added: Mar 20
Changed: Aug 14
Last Checked: Aug 16 at 3:56AM
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 Century 21 Alliance-NP
Investment Insights
Based on property information with market context.
This freestanding, single-story commercial building features a flexible interior layout designed to support a range of uses. The open-plan configuration is well suited for immediate owner-occupation, redevelopment, or conversion into a leased asset, with room to accommodate office, medical/allied-health, financial or professional services, retail showrooms, and service-oriented operations.
Located directly off US 9W at a signalized intersection, the property offers high visibility and direct highway access. It also sits adjacent to the Walkway Over the Hudson and the Hudson Valley Rail Trail, benefiting from steady pedestrian and bicycle traffic in addition to a busy commercial/recreational corridor.
A generous lot supports ample client parking, and the site’s prominent signage is positioned to maximize exposure. The building’s adaptable footprint and strong visibility make it a practical fit for owner-operators and investors seeking a versatile commercial property in an active trail-connected setting.
Located directly off US 9W at a signalized intersection, the property offers high visibility and direct highway access. It also sits adjacent to the Walkway Over the Hudson and the Hudson Valley Rail Trail, benefiting from steady pedestrian and bicycle traffic in addition to a busy commercial/recreational corridor.
A generous lot supports ample client parking, and the site’s prominent signage is positioned to maximize exposure. The building’s adaptable footprint and strong visibility make it a practical fit for owner-operators and investors seeking a versatile commercial property in an active trail-connected setting.
Key Highlights
- Freestanding, single‑story commercial building built in 1980
- More than 2,300 sq. ft. of flexible interior space with an open‑plan layout
- Located off US 9W at a signalized intersection with direct highway 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
$45,531
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
5.43%
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%
$910,620
$910.6K
Cap Rate 7%
$650,443
$650.4K
Cap Rate 9%
$505,900
$505.9K
Market Conditions
NOI Build-Up for 2,318 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
$69.5K $30.00/SF
− Vacancy
−$8.8K −$3.81/SF
EGI
$60.7K $26.19/SF
− OpEx
−$15.2K −$6.55/SF
NOI
$45.5K $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%
$910,620
Cap Rate 7%
$650,443
Cap Rate 9%
$505,900
Alternative Uses
Best Use
Office B
$650.4K
$569.1K – $758.9K
NOI $45,531 @ 7.0% cap · market cap 5.43%
Second Best
Healthcare Medical
$582.8K
$510.0K – $679.9K
NOI $40,796 @ 7.0% cap · market cap 4.86%
Theoretical Best
Multifamily LT 5
$21.68M
$18.97M – $25.29M
NOI $1,517,417 @ 7.0% cap · market cap 180.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
28,000 VPD
Traffic count
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
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Single-story freestanding building with flexible open-plan interior, ample parking, and prominent signage on a busy corridor.
Where is this office building located?
The property is located at 1 Roberts Road 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: Freestanding, single‑story commercial building built in 1980; More than 2,300 sq. ft. of flexible interior space with an open‑plan layout; Located off US 9W at a signalized intersection with direct highway access
