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    Versatile Retail/Office Space Available Title is generated by Realmo AI

    118 River Road #7-8, Harriman, NY 10926

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    For Lease
    $3,900/Mo $55 SF/Yr (calc)

    Adaptable space near transportation, suitable for retail or office.

    Type:Commercial
    Property size:
    836 SF
    Lot size:
    1.60 Acres
    Added:
    Oct 16, 2025
    Days on Market:
    219
    Last Refresh:
    Apr 5 at 11:22 pm

    Property Features for 118 River Road #7-8

    General Information

    Standard status
    Active
    Size
    836 SF
    Lot size
    1.60 Acres
    Property subtype
    Commercial

    We can help!

    Listing Contact
    PETER BERMAN

    Listing agent PETER BERMAN License #10401392566

    Listing office KELLER WILLIAMS REALTY

    Listing date Oct 16, 2025

    Source Corcoran

    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

    HighLights

    • High‑traffic location on a major thoroughfare, across from a busy Park‑N‑Ride, and immediately off Rte 17 and Rte 6.
    • Flexible zoning allows for office, retail, food service, and restaurant uses.
    • Space is move‑in ready and can be immediately used as an office or easily converted to retail.
    • Ample parking and easy access for customers.
    • Close proximity (one turn) to Woodbury Commons.
    • Units can be leased together (connected internally) or separately (Unit 7: 817 sqft, $1,950/month; Unit 8: 836 sqft, $2,000/month).

    Overview

    Available space is located on a major thoroughfare, across from a busy Park-N-Ride, and immediately off of Route 17 and Route 6, one turn from Woodbury Commons. Previously used as an office, the space can be restarted as an office or converted to any retail use. Potential uses include an office, store, food sales, or a sit-down or take-out restaurant. The location offers flexible zoning, ample parking, and easy access. The space, known as Unit 7-8, is ready for immediate occupancy. These two units are internally connected but can be separated. Unit 7 is 817 square feet and Unit 8 is 836 square feet.
    Property Profile Location Intelligence

    Current Use by Public Records

    Dr. Donald F. ... Dental Office Cohen Donald DDS Dental Office Dr. Steven Sachs Dental Office Rubee Flex Packaging Industrial Manufacturer Pre-K Playhouse Training Center

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Harriman
    County
    Orange
    State
    New York
    Longitude
    -74.141
    Latitude
    41.3128

    Nearby Similar for Lease

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    • $2,750/Mo
      1,800 SF

      Harriman Office Space For Rent

      Energy-efficient office space near Woodbury Commons and major routes.
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    • Contact for pricing

      Commercial Property for Rent

      Commercial property available for rent in Harriman, New York.
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    FAQs

    What type of property is this?
    Retail space - Adaptable space near transportation, suitable for retail or office.
    Where is this retail space located?
    The property is located at 118 River Road #7-8 Harriman, NY.
    What is the lease rate?
    The lease rate is $3,900 /Mo.
    What are key features of this property?
    This property features: High‑traffic location on a major thoroughfare, across from a busy Park‑N‑Ride, and immediately off Rte 17 and Rte 6.; Flexible zoning allows for office, retail, food service, and restaurant uses.; Space is move‑in ready and can be immediately used as an office or easily converted to retail.
    (845) 928-8000
    We can help!
    Listing Contact
    PETER BERMAN
    Real Estate License ID: 10401392566
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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.

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