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    Commercial Land Investment Opportunity Title is generated by Realmo AI

    1132 Old Route 17, Ferndale, NY 12734

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    Claim this Listing
    For Sale
    $449,900

    SINGLE_FAMILY - Ferndale, NY

    Type:Office
    Lot size:
    3.96 Acres
    Added:
    Nov 4, 2025
    Days on Market:
    191
    Last Refresh:
    May 14 at 6:06 am

    Property Features for 1132 Old Route 17

    General Information

    Property type
    Residential
    Property subtype
    Office
    Zoning
    CI/RR1
    Rooms
    Basement
    Parking features
    Parking Lot
    Basement
    Full, Walk-Out Access, Unfinished
    Appliances
    Electric Oven, Electric Water Heater, Refrigerator
    Standard status
    Active
    APN
    4689-001-0-0001-033-001
    Lot size
    3.96 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    3200

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Electric (Heating)
    Water source
    Well

    Building Details

    Year built
    1943
    Floors in Building
    2
    Building materials
    Fiberglass Insulation, Frame, Vinyl Siding

    We can help!

    Listing Contact
    Maxine H Schulte
    Maxine H Schulte

    Listing agent Maxine H Schulte License #10491205538

    Listing office The Maxx Group LLC 462 Twin Bridge Rd, Ferndale, NY

    Listing date Nov 4, 2025

    MLS# 920697

    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.

    HighLights

    • Prime commercial/industrial land (nearly 6 acres) on future I‑86 (Route 17).
    • Exceptional accessibility and visibility between Route 17 and Old Route 17.
    • Proximity to Garnet Health Medical Center and the regional UPS distribution hub.
    • Renovated building suited for office use with stylish interior features.
    • Potential for immediate rental income from existing office space and future development.
    • Full basement with garage for storage or expansion.

    Overview

    This property presents a commercial and industrial investment opportunity, featuring nearly 6 acres of commercially zoned land. Approximately 4 acres are usable and situated on the future Interstate 86, with an additional 2 acres located on the opposite side, offering potential for a billboard. The property is positioned directly on Route 17, soon to be redesignated as Interstate 86, providing accessibility between Route 17 and Old Route 17. Located less than a mile from the highway entrance and less than 2 miles from Garnet Health Medical Center and the regional UPS distribution hub, it is situated in an active commercial corridor. The existing building, originally a 3-bedroom home, has been renovated for office use, featuring shiplap walls, a cathedral ceiling, a full bathroom, and three rooms suitable for private offices or conference space. A full basement with a garage offers storage or expansion possibilities. The property's layout and level terrain allow for potential development of an additional building. A parking lot provides convenience for staff and visitors. The property is located in Ferndale, Sullivan County, New York.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    The Maxx Group LLC Real Estate Agency

    Suggested Use

    Restaurant Real Estate Agency Spa & Massage Center Auto Repair Shop Hair Salon Nail Salon Department Store Skin Care Clinic Storage Facility Bed & Breakfast

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

    Location Insight

    • Map
    • Local Demand
    City
    Ferndale
    County
    Sullivan
    State
    New York
    Longitude
    -74.7307988
    Latitude
    41.728584

    Nearby Similar for Sale

    • $250,000
      1,772 SF

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      2 Station Hill Road, Ferndale, NY 12734
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    • $1,250,000

      Development Land in Ferndale, NY

      12.55 acres of land suitable for various development projects.
      126 Devany Road, Ferndale, NY 12734
      View Details

    FAQs

    What type of property is this?
    Commercial land - Nearly 6 acres of commercially zoned land on future I-86.
    Where is this commercial land located?
    The property is located at 1132 Old Route 17 Ferndale, NY.
    What is the asking price?
    The asking price for this property is $449,900.
    What are key features of this property?
    This property features: Prime commercial/industrial land (nearly 6 acres) on future I‑86 (Route 17).; Exceptional accessibility and visibility between Route 17 and Old Route 17.; Proximity to Garnet Health Medical Center and the regional UPS distribution hub.
    (845) 866-4673
    We can help!
    Listing Contact
    Maxine H Schulte
    Maxine H Schulte
    Real Estate License ID: 10491205538
    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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