Flex Space with
For Sale
$620,000
Pending
1104 Route 9W, Marlboro, NY 12542
Commercial Sale, Marlboro, NY
Property Size3,480 SF
Lot Size1.76 Acres
Days on Market301
Property Features for 1104 Route 9W
General Information
Property type
Commercial Sale
Property subtype
Other
Lot features
Cleared, Level
Directions
from the intersection of Rte.9W and rte.84, take 9W north for approx. 7 miles , building is on the right ( see the sign )
Standard status
Pending
APN
3600-108.004-0005-028.100-0000
Lot size
1.76 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
14562
Utilities
Utilities
Propane
Sewer type
Septic Tank
Heating system
Propane (Heating), Oil
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Well
Building Details
Floors in Building
1
Number of units
2
Flooring type
Concrete
Building materials
Block
Listing Agency:
John J Lease REALTORS Inc
(845) 565-2800
Listed By:
Dennis P Barr
(845) 527-5125
Added: Nov 30, 2025
Changed: Sep 15
Last Checked: Sep 27 at 2:06PM
MLS# 940312
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 3,480-square-foot block flex property occupies 1.76 acres along Route 9W. The building includes a shop area with concrete flooring, two overhead doors, propane heat, and approximately 500 square feet of oil-heated office space. Wall or window unit cooling is also present.
The site provides substantial yard area and 173 feet of frontage on Route 9W. Water is supplied by a well, with septic service and propane utility service supporting the property. Shop equipment is excluded from the sale.
The site provides substantial yard area and 173 feet of frontage on Route 9W. Water is supplied by a well, with septic service and propane utility service supporting the property. Shop equipment is excluded from the sale.
Key Highlights
- 3,480‑square‑foot block flex building on 1.76 acres
- 173 feet of frontage on Route 9W
- Shop area with 2 overhead doors and propane heat
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
$54,559
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
8.80%
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%
$1,091,180
$1.1M
Cap Rate 7%
$779,414
$779.4K
Cap Rate 9%
$606,211
$606.2K
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
$104.4K $30.00/SF
− Vacancy
−$20.5K −$5.88/SF
EGI
$83.9K $24.12/SF
− OpEx
−$29.4K −$8.44/SF
NOI
$54.6K $15.68/SF
Area
Ulster County, NY
Vacancy
19.60%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
35.00%
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%
$1,091,180
Cap Rate 7%
$779,414
Cap Rate 9%
$606,211
Alternative Uses
Best Use
Flex RnD
$779.4K
$682.0K – $909.3K
NOI $54,559 @ 7.0% cap · market cap 8.80%
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
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
94
Businesses Nearby
Balanced
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Flex space - Block flex building with heated shop space, office area, overhead doors, and outdoor storage capacity.
Where is this flex space 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: 3,480‑square‑foot block flex building on 1.76 acres; 173 feet of frontage on Route 9W; Shop area with 2 overhead doors and propane heat
