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    111 Sullivan Ave 2-6 Ferndale, NY 12734

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    For Lease
    $1,665 /Mo

    Two-story professional building with suites suitable for various uses.

    Type:Commercial
    Property size:
    1,500 SF
    Added:
    Apr 24, 2026
    Days on Market:
    5
    Last Refresh:
    Apr 24 at 8:30 pm

    Property Features for 111 Sullivan Ave 2-6

    General Information

    Standard status
    Active
    Size
    1,500 SF
    Property subtype
    Commercial

    We can help!

    Listing Contact
    Nicholas Cuomo

    Listing agent Nicholas Cuomo License #10401279744

    Listing office Keller Williams Realty

    Listing date Apr 24, 2026

    Source Elliman

    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 Keller Williams Realty

    Overview

    Professional Building Office Suite

    Located at 111 Sullivan Ave in the Ferndale-Liberty market, this two-story professional building offers a 1500 square foot first-floor suite. The building features over 50 parking spaces, an elevator, and secure common areas equipped with new cameras, along with walk-in access from both floors. The available suite includes direct front entry access and is situated among long-term medical and professional tenants. It is suitable for medical, wellness, therapy, professional office, or other light commercial uses permitted under C zoning. The location benefits from a steady traffic corridor, providing strong visibility. Rent covers property tax, water, sewer, garbage, common area cleaning, snow removal, mowing, and elevator maintenance. Tenants are responsible for their own electric, WiFi, phone, and insurance. New LED lighting has been installed. Additional units ranging from 600 to 4000 square feet are available for tenants looking to expand. The building has a walk score of 4, indicating it is car-dependent, and a bike score of 4, indicating it is somewhat bikeable.
    Location Intelligence

    Current Use by Public Records

    Jeffrey S Altbach ... Law Firm Middletown Medical PC Medical Clinic Samantha Garigliano Physician Excel Physical Therapy ... Physician Lipton Ira D ... Physician

    Suggested Use

    Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Dental Office Auto Repair Shop Hair Salon Gym & Fitness Center Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ferndale
    County
    Sullivan
    State
    New York
    Longitude
    -74.7287414
    Latitude
    41.7798179

    Nearby Similar for Lease

    • $5,500/Mo

      Ferndale Professional Building Office Suite

      Two-story professional building with suites available for rent.
      111 Sullivan Avenue, Ferndale, NY 12734
      View Details
    • $1,665/Mo

      Ferndale Professional Building Office Suite

      Two-story professional building with suites suitable for various commercial uses.
      111 Sullivan Avenue, Ferndale, NY 12734
      View Details
    • $1,035/Mo

      Professional Building in Ferndale, NY

      Two-story professional building with ample parking and diverse tenant mix.
      111 Sullivan Avenue, Ferndale, NY 12734
      View Details
    • $1,450/Mo

      Ferndale Professional Office Suite

      900 SF office suite in a professional building.
      111 Sullivan Avenue, Ferndale, NY 12734
      View Details

    FAQs

    What type of property is this?
    Office units - Two-story professional building with suites suitable for various uses.
    Where is this office units located?
    The property is located at 111 Sullivan Ave 2-6 Ferndale, NY.
    What is the lease rate?
    The lease rate is $1,665 /Mo.
    What are key features of this property?
    This property features: Direct front entry access on the first floor (1500 SF suite).; Rent includes property tax, water, sewer, garbage, common area cleaning, snow removal, mowing, and elevator maintenance.; Located in a professional building with long‑term medical and professional tenants.
    (845) 928-8000
    We can help!
    Listing Contact
    Nicholas Cuomo
    Real Estate License ID: 10401279744
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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