Industrial Property with Outdoor
For Sale
$1,800,000
907 Pulaski Hwy, Goshen, NY 10924
9,000 sqft building on 5 acres with outdoor storage.
Property Size8,800 SF
Lot Size5.00 Acres
Days on Market277
Property Features for 907 Pulaski Hwy
General Information
Standard status
Active
Size
8,800 SF
Lot size
5.00 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$14,312
Building Details
Building Size
8,800 SF
Listing Agency:
RAND COMMERCIAL
(845) 744-2095
Listed By:
John J Lavelle · License #10301212320
(845) 744-2095
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 23
Last Checked: Aug 30 at 10:01PM
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 RAND COMMERCIAL
Investment Insights
Based on property information with market context.
Available for sale or lease is a property featuring a 9,000 sqft main building and an additional 1,000 sqft storage building located at the rear of the premises. The main building includes 25' ceilings at the peak and 17' ceilings at the eaves. It is equipped with 5 drive-in doors and 3 dock-height doors. Situated in the Black Dirt region on 5 acres, the property is zoned Agricultural Industrial (AI), which allows for outdoor storage. The property includes an office area. This location is suitable for contractors or similar businesses with vehicle fleets requiring material storage. Currently, the property is used by an electrical contractor.
Key Highlights
- 9,000 sqft main building plus 1,000 sqft storage building
- Located on 5 acres in Agricultural Industrial (AI) zone permitting outdoor storage
- Features 25' peak ceilings and 17' eave ceilings
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
$102,592
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
5.70%
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%
$2,051,840
$2.1M
Cap Rate 7%
$1,465,600
$1.5M
Cap Rate 9%
$1,139,911
$1.1M
Market Conditions
NOI Build-Up for 8,800 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
$165.8K $18.84/SF
− Vacancy
−$8.0K −$0.90/SF
EGI
$157.8K $17.94/SF
− OpEx
−$55.2K −$6.28/SF
NOI
$102.6K $11.66/SF
Area
Orange County, NY
Vacancy
4.80%
Lease Rate
$18.84 /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%
$2,051,840
Cap Rate 7%
$1,465,600
Cap Rate 9%
$1,139,911
Alternative Uses
Best Use
Flex RnD
$1.47M
$1.28M – $1.71M
NOI $102,592 @ 7.0% cap · market cap 5.70%
Second Best
Warehouse
$1.25M
$1.09M – $1.45M
NOI $87,166 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$2.98M
$2.61M – $3.48M
NOI $208,632 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10924, NY
14,006
Population
5,178
Households
2.7
Avg Household Size
44
Median Age
42%
College-Educated
90%
High-School Grad
40.1 sq mi
ZIP Area
349
Density / Sq Mi
$114,567
Median Household Income
$64,567
Median Earnings
$1,668
Median Rent
$433,600
Median Home Value
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?
Warehouse - 9,000 sqft building on 5 acres with outdoor storage.
Where is this warehouse located?
The property is located at 907 Pulaski Hwy Goshen, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 9,000 sqft main building plus 1,000 sqft storage building; Located on 5 acres in Agricultural Industrial (AI) zone permitting outdoor storage; Features 25' peak ceilings and 17' eave ceilings
