Retail Building on Windsor
For Sale
$1,875,000
393 Windsor Highway, New Windsor, NY 12553
11,180 SF retail building with drive-up windows for sale.
Property Size11,180 SF
Lot Size1.90 Acres
Price / SF$167.71
Days on Market904
Property Features for 393 Windsor Highway
General Information
Standard status
Active
Size
11,180 SF
Lot size
1.90 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$51,060
Amenities
Central air
Central Air Cooling
Forced Air Heating
Natural Gas Heating
Parking Lot
Listing Agency:
RAND COMMERCIAL
(845) 562-0050
Listed By:
ROBERT A VITANZA
Source:
Corcoran
Added: Mar 1, 2024
Changed: Aug 22
Last Checked: Aug 22 at 7:41AM
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.
This 11,180 square foot retail building is situated on 1.9 acres and features two drive-up windows. The property has 240 feet of frontage along Windsor Highway. The building includes a large, open retail area, a rear storage area, a utility room, a loading area, a manager's office, and two private bathrooms. It is equipped with three-phase electric and a sprinkler system, and it has 12-foot dropped ceilings. There are 65 paved parking spaces available. The property includes 1,500 feet of shelving and 50 feet of reach-in/walk-in cooler space, which can be removed. Adjacent retailers include Shoprite, Mavis Tire, Bank of America, Key Bank, Citizens Bank, Price Chopper, Tractor Supply, Dunkin Donuts, Starbucks, and Wendy's. The property is located in New Windsor, NY.
Key Highlights
- Exceptional retail location with 240 feet of frontage on Windsor Highway.
- High‑traffic area adjacent to major retailers including Shoprite, Mavis Tire, and multiple banks.
- 11,180 sq ft retail building with two drive‑up windows.**
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
$136,078
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
7.26%
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%
$2,721,560
$2.7M
Cap Rate 7%
$1,943,971
$1.9M
Cap Rate 9%
$1,511,978
$1.5M
Market Conditions
NOI Build-Up for 11,180 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
$201.2K $18.00/SF
− Vacancy
−$6.8K −$0.61/SF
EGI
$194.4K $17.39/SF
− OpEx
−$58.3K −$5.22/SF
NOI
$136.1K $12.17/SF
Area
Orange County, NY
Vacancy
3.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,721,560
Cap Rate 7%
$1,943,971
Cap Rate 9%
$1,511,978
Alternative Uses
Best Use
Retail
$1.94M
$1.70M – $2.27M
NOI $136,078 @ 7.0% cap · market cap 7.26%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.79M
$3.31M – $4.42M
NOI $265,057 @ 7.0% cap · market cap 14.14%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
555
Businesses Nearby
126k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 50%
Dining 26%
Groceries 18%
Electronics 5%
McDonald's
Dining
31,052 visits/mo
0.3 miles
Hannaford
Groceries
22,932 visits/mo
0.3 miles
Citgo
Shops & Services
15,726 visits/mo
0.2 miles
Mobil
Shops & Services
14,295 visits/mo
0.3 miles
Bank of America
Shops & Services
8,323 visits/mo
0.1 miles
Demographics for 12553, NY
26,728
Population
11,150
Households
2.4
Avg Household Size
41
Median Age
35%
College-Educated
90%
High-School Grad
24.2 sq mi
ZIP Area
1,104
Density / Sq Mi
$94,207
Median Household Income
$50,749
Median Earnings
$1,612
Median Rent
$351,200
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - 11,180 SF retail building with drive-up windows for sale.
Where is this retail space located?
The property is located at 393 Windsor Highway New Windsor, NY.
What is the asking price?
The asking price for this property is $1,875,000.
What are key features of this property?
This property features: Exceptional retail location with 240 feet of frontage on Windsor Highway.; High‑traffic area adjacent to major retailers including Shoprite, Mavis Tire, and multiple banks.; 11,180 sq ft retail building with two drive‑up windows.**
