Renovated Mixed-Use Office
For Sale
Contact for pricing
Pending
11 Ramapo Road, Haverstraw, NY 10923
Mixed Use zoning accommodates professional office space and two updated residential apartments.
Property Size4,144 SF
Days on Market404
Property Features for 11 Ramapo Road
General Information
Standard status
Pending
Size
4,144 SF
Total Parking Spaces
10
Property subtype
Mixed Use, Land
Zoning
Mixed Use
Building Details
Year Built
1955
Year Renovated
2022
Buildings
1
Stories
3
Listing Agency:
Howard Hanna Rand Realty
(845) 216-3712
Listed By:
Lauren Muller · License #40mu1150138
Source:
Crexi
Added: Jul 24, 2025
Changed: Aug 30
Last Checked: Aug 30 at 3:24PM
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 Howard Hanna Rand Realty
Investment Insights
Based on property information with market context.
Built in 1955 and renovated throughout, this 4,144-square-foot mixed-use property combines professional office space with two residential apartments. The commercial component includes private and semi-private offices, open flex areas, reception space, and a restroom, creating a varied layout for office occupancy. The upper level contains two updated one-bedroom apartments that add a residential component to the building’s overall configuration.
The property includes 10 on-site parking spaces along with street parking. Its high-traffic setting and visible commercial presence support the building’s mixed-use design, while Mixed Use zoning aligns with the existing combination of office and residential space.
The property includes 10 on-site parking spaces along with street parking. Its high-traffic setting and visible commercial presence support the building’s mixed-use design, while Mixed Use zoning aligns with the existing combination of office and residential space.
Key Highlights
- 4,144‑square‑foot mixed‑use building renovated throughout
- Commercial area includes private and semi‑private offices, open flex areas, reception, and restroom
- Two updated one‑bedroom apartments 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
$67,912
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
7.55%
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%
$1,358,240
$1.4M
Cap Rate 7%
$970,171
$970.2K
Cap Rate 9%
$754,578
$754.6K
Market Conditions
NOI Build-Up for 4,144 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
$131.8K $31.80/SF
− Vacancy
−$8.3K −$2.00/SF
EGI
$123.5K $29.80/SF
− OpEx
−$55.6K −$13.41/SF
NOI
$67.9K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,358,240
Cap Rate 7%
$970,171
Cap Rate 9%
$754,578
Alternative Uses
Best Use
Office B
$1.69M
$1.48M – $1.97M
NOI $118,182 @ 7.0% cap · market cap 13.13%
Second Best
Apartment 5plus
$970.2K
$848.9K – $1.13M
NOI $67,912 @ 7.0% cap · market cap 7.55%
Theoretical Best
Specialty Retail
$2.74M
$2.40M – $3.20M
NOI $191,795 @ 7.0% cap · market cap 21.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
302
Businesses Nearby
Explore this area
Business Placement
Demographics for 10923, NY
9,489
Population
2,909
Households
3.3
Avg Household Size
39
Median Age
36%
College-Educated
85%
High-School Grad
2.0 sq mi
ZIP Area
4,745
Density / Sq Mi
$95,769
Median Household Income
$55,947
Median Earnings
$1,827
Median Rent
$459,100
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?
Mixed-use property - Mixed Use zoning accommodates professional office space and two updated residential apartments.
Where is this mixed-use property located?
The property is located at 11 Ramapo Road Haverstraw, NY.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: 4,144‑square‑foot mixed‑use building renovated throughout; Commercial area includes private and semi‑private offices, open flex areas, reception, and restroom; Two updated one‑bedroom apartments on the upper level
