Central Valley Freestanding Office
For Sale
$1,990,000
11 Abrams Road, Central Valley, NY 10917
Two-story office building with high visibility and income potential.
Property Size7,000 SF
Lot Size7.70 Acres
Price / SF$284.29
Days on Market334
Property Features for 11 Abrams Road
General Information
Standard status
Active
Size
7,000 SF
Lot size
7.70 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$20,189
Amenities
Central air
Corner Lot
Central Air Cooling
Cleared
Ducts Heating
Hardwood Flooring
Level
Parking Lot
Views
Listing Agency:
AVION
(845) 388-1216
Listed By:
AVIGDER SAMET · License #10991237209
Source:
Corcoran
Added: Sep 10, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:10AM
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 AVION
Investment Insights
Based on property information with market context.
This freestanding two-story office building offers over 3,500 square feet of space on each floor. The property is suitable for investors or owner-users, allowing owners to occupy part of the building while collecting rent from other units. The location provides high visibility on a busy thoroughfare. The property includes 7.7 acres of backyard space. High-speed cable internet is included. The ground level features 10 private offices, communal office space, a pantry area, and bathrooms. The lower level includes 16 private offices, each between 100 and 200 square feet, along with a kitchenette and a conference room. The property is located in Central Valley, NY.
Key Highlights
- Freestanding 2‑story building with over 7,000 SF of office space.
- High‑visibility location on a busy thoroughfare.
- Potential for owner occupancy with rental income from unused units.
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
$117,130
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
5.89%
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%
$2,342,600
$2.3M
Cap Rate 7%
$1,673,286
$1.7M
Cap Rate 9%
$1,301,444
$1.3M
Market Conditions
NOI Build-Up for 7,000 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
$188.2K $26.88/SF
− Vacancy
−$32.0K −$4.57/SF
EGI
$156.2K $22.31/SF
− OpEx
−$39.0K −$5.58/SF
NOI
$117.1K $16.73/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$26.88 /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%
$2,342,600
Cap Rate 7%
$1,673,286
Cap Rate 9%
$1,301,444
Alternative Uses
Best Use
Office B
$1.67M
$1.46M – $1.95M
NOI $117,130 @ 7.0% cap · market cap 5.89%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.37M
$2.07M – $2.77M
NOI $165,957 @ 7.0% cap · market cap 8.34%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
119
Businesses Nearby
Explore this area
Business Placement
Demographics for 10917, NY
1,973
Population
611
Households
3.2
Avg Household Size
40
Median Age
46%
College-Educated
93%
High-School Grad
4.8 sq mi
ZIP Area
411
Density / Sq Mi
$126,522
Median Household Income
$57,735
Median Earnings
$553,000
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 - Two-story office building with high visibility and income potential.
Where is this office building located?
The property is located at 11 Abrams Road Central Valley, NY.
What is the asking price?
The asking price for this property is $1,990,000.
What are key features of this property?
This property features: Freestanding 2‑story building with over 7,000 SF of office space.; High‑visibility location on a busy thoroughfare.; Potential for owner occupancy with rental income from unused units.
