Building Details

Year Built 2006

Buildings 4

Listing Agency: Malek Properties c***@malekproperties.com Show Phone

Listed By: Carol Malek · License #NY 31MA1121533

Source: Crexi

Added: May 15, 2025 Changed: Aug 31 Last Checked: Sep 1 at 2:51AM

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Investment Insights

Based on property information with market context.

This warehouse-oriented property spans 5 lots totaling 11.5+ acres and includes four buildings with nearly 11,000 SF of warehouse space. The layout provides 9 bays, maximum ceiling height of 12 feet, and more than 6600 SF of heated area. Existing operations include warehouse, retail, bulk storage, and outdoor material storage uses. A drilled well and 2 septic systems serve the site, with additional room for expansion.

The property has nearly 300 feet of frontage along NYS Route 97 and the Delaware River, plus almost 1100 feet on Hook Road. Multiple road connections provide access to much of the site. The location is minutes from Port Jervis, Interstate 84, an NJ Transit station, and the Pennsylvania–New Jersey borders. HMU zoning supports a broad range of potential uses, while camp and campground uses are permitted with planning board approval.

Key Highlights

• 5 lots totaling 11.5+ acres
• Nearly 11,000 SF of warehouse space across 4 buildings
• 9 total bays with maximum ceiling height of 12 feet

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

$129,895

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

4.34%

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%

$2,597,900 $2.6M

Cap Rate 7%

$1,855,643 $1.9M

Cap Rate 9%

$1,443,278 $1.4M

Market Conditions

NOI Build-Up for 10,672 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

$192.1K $18.00/SF

− Vacancy

−$6.5K −$0.61/SF

EGI

$185.6K $17.39/SF

− OpEx

−$55.7K −$5.22/SF

NOI

$129.9K $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%

$2,597,900

Cap Rate 7%

$1,855,643

Cap Rate 9%

$1,443,278

Alternative Uses

Best Use

Retail

$1.86M

$1.62M – $2.16M (±1% cap)

NOI $129,895 @ 7.0% cap · market cap 4.34%

Second Best

Flex RnD

$1.78M

$1.56M – $2.07M (±1% cap)

NOI $124,416 @ 7.0% cap · market cap 4.15%

Theoretical Best

Office A

$3.61M

$3.16M – $4.22M (±1% cap)

NOI $253,013 @ 7.0% cap · market cap 8.45%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Retail space

Suggested Use

Top Pick Plumbing Service Building Supply Home Appliance Store Florist Daycare Center Pharmacy

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

12 ft

Clear height

Yes

Highway access

Yes

Paved road access

Yes

Utilities to site

Location Intelligence

Trade Area within ½ mile

41

Businesses Nearby

Well-served

Demand for This Use

Explore this area Business Placement

Demographics for 12780, NY

2,218

Population

1,162

Households

1.9

Avg Household Size

45

Median Age

27%

College-Educated

94%

High-School Grad

24.7 sq mi

ZIP Area

90

Density / Sq Mi

$72,219

Median Household Income

$45,824

Median Earnings

$1,252

Median Rent

$215,000

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this warehouses located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Warehouse - HMU-zoned warehouse property with multiple buildings, heated space, and extensive road access.

Where is this warehouse located?

The property is located at 26-48 Hook Road Sparrowbush, NY.

What is the asking price?

The asking price for this property is $2,995,000.

What are key features of this property?

This property features: 5 lots totaling 11.5+ acres; Nearly 11,000 SF of warehouse space across 4 buildings; 9 total bays with maximum ceiling height of 12 feet