Route 9W Commercial
For Sale
$620,000
Pending
1104 Route 9W, Marlboro, NY 12542
3480 sq. ft. building on 1.76 acres.
Property Size3,480 SF
Lot Size1.76 Acres
Days on Market274
Property Features for 1104 Route 9W
General Information
Standard status
Pending
Size
3,480 SF
Lot size
1.76 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,562
Amenities
Cleared
Ducts Heating
Level
Oil Heating
Propane Heating
Listing Agency:
JOHN J LEASE REALTORS INC
(845) 565-2800
Listed By:
DENNIS P BARR
(845) 527-5125
Source:
Corcoran
Added: Dec 4, 2025
Changed: Aug 8
Last Checked: Jul 23 at 7:36AM
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 JOHN J LEASE REALTORS INC
Investment Insights
Based on property information with market context.
This highly visible 3480 sq. ft. building is situated on a 1.76-acre parcel with 173 ft. of frontage on 9W. The property includes approximately 500 sq. ft. of office space heated by oil. The shop area, which is heated by propane, features 2 overhead doors. The 1.76-acre parcel provides an abundance of yard space. Shop equipment is not included in the sale.
Key Highlights
- Highly visible 3480 sq. ft. building
- 1.76 acre parcel with 173 ft. of frontage on 9W
- Abundance of yard space
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
$41,436
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
6.68%
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%
$828,720
$828.7K
Cap Rate 7%
$591,943
$591.9K
Cap Rate 9%
$460,400
$460.4K
Market Conditions
NOI Build-Up for 3,480 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
$62.6K $18.00/SF
− Vacancy
−$3.4K −$0.99/SF
EGI
$59.2K $17.01/SF
− OpEx
−$17.8K −$5.10/SF
NOI
$41.4K $11.91/SF
Area
Ulster County, NY
Vacancy
5.50%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$828,720
Cap Rate 7%
$591,943
Cap Rate 9%
$460,400
Alternative Uses
Best Use
Retail
$591.9K
$518.0K – $690.6K
NOI $41,436 @ 7.0% cap · market cap 6.68%
Second Best
Industrial
$291.9K
$255.4K – $340.6K
NOI $20,433 @ 7.0% cap · market cap 3.30%
Theoretical Best
Multifamily LT 5
$32.54M
$28.48M – $37.97M
NOI $2,278,090 @ 7.0% cap · market cap 367.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12542, NY
5,726
Population
2,459
Households
2.3
Avg Household Size
43
Median Age
42%
College-Educated
95%
High-School Grad
14.4 sq mi
ZIP Area
398
Density / Sq Mi
$123,517
Median Household Income
$62,375
Median Earnings
$1,833
Median Rent
$356,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
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- Brookside Motorworks — 1221 Rte 9W, Marlboro, NY 12542
Frequently Asked Questions
What type of property is this?
Auto shop - 3480 sq. ft. building on 1.76 acres.
Where is this auto shop located?
The property is located at 1104 Route 9W Marlboro, NY.
What is the asking price?
The asking price for this property is $620,000.
What are key features of this property?
This property features: Highly visible 3480 sq. ft. building; 1.76 acre parcel with 173 ft. of frontage on 9W; Abundance of yard space
