Warehouse Building with
For Sale
$620,000
Pending
1104 Route 9W, Marlboro, NY 12542
COMMERCIAL - Marlboro, NY
Property Size3,480 SF
Lot Size1.76 Acres
Days on Market255
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
Window Unit(s), Wall/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: Aug 4
Last Checked: Aug 12 at 8:06AM
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.
Warehouse building totaling 3,480 SF sits on a 1.76-acre parcel with 173 feet of frontage on Route 9W. Construction is block with concrete flooring. The shop area is heated by propane and includes two overhead doors. A portion of the building includes approximately 500 SF of office space, heated by oil. Window unit and wall/window unit cooling are noted for the interior spaces.
The property is served by propane, with water from a well and wastewater handled by a septic tank. An approximately 1.76-acre yard offers outdoor space for operations.
Shop equipment is not included in the sale, and the building features straightforward, practical warehouse and office separation for light distribution or storage use.
The property is served by propane, with water from a well and wastewater handled by a septic tank. An approximately 1.76-acre yard offers outdoor space for operations.
Shop equipment is not included in the sale, and the building features straightforward, practical warehouse and office separation for light distribution or storage use.
Key Highlights
- 3,480 SF warehouse building on 1.76‑acre parcel
- 173 ft of frontage on Route 9W
- Shop heated by propane with 2 overhead doors
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
$28,136
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
4.54%
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%
$562,720
$562.7K
Cap Rate 7%
$401,943
$401.9K
Cap Rate 9%
$312,622
$312.6K
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
$34.7K $9.96/SF
− Vacancy
−$1.6K −$0.45/SF
EGI
$33.1K $9.51/SF
− OpEx
−$5.0K −$1.43/SF
NOI
$28.1K $8.09/SF
Area
Ulster County, NY
Vacancy
4.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$562,720
Cap Rate 7%
$401,943
Cap Rate 9%
$312,622
Alternative Uses
Best Use
Warehouse
$401.9K
$351.7K – $468.9K
NOI $28,136 @ 7.0% cap · market cap 4.54%
Second Best
—
—
no second resolved use
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
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
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Heated warehouse with two overhead doors, 500 SF office, and 1.76 acres with 173 feet of frontage on Route 9W.
Where is this warehouse 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 SF warehouse building on 1.76‑acre parcel; 173 ft of frontage on Route 9W; Shop heated by propane with 2 overhead doors
