Two-Suite Office
For Sale
$475,000
169 N Plank Road, Newburgh, NY 12550
Ranch-style commercial building with separate entrances, refreshed interiors, parking, and a full basement.
Property Size1,980 SF
Days on Market384
Property Features for 169 N Plank Road
General Information
Standard status
Active
Size
1,980 SF
Property subtype
Commercial
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$11,323
Building Details
Building Size
1,980 SF
Year Built
1967
Buildings
1
Listing Agency:
Stepping Stone Realty
(845) 542-1422
Listed By:
RoseMarie Christner
(845) 542-1422
Source:
Professionalchoicerealty
Added: Aug 12, 2025
Changed: Aug 28
Last Checked: Aug 29 at 10:21AM
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 Stepping Stone Realty
Investment Insights
Based on property information with market context.
Located at 169 N Plank Road in Newburgh, the 1967 ranch-style office building is arranged as two distinct suites. The primary space includes a reception and waiting area, original fireplace, kitchen, two full bathrooms, and three private offices or exam rooms. A separate annex has its own entrance, supporting independent occupancy or additional business space.
The property includes a paved parking area for 15+ vehicles, rear parking for staff or overflow, and over 130 feet of road frontage. Fresh interior paint and updated flooring are in place, while the full dry basement provides storage and additional usable space. The layout and separate access points support owner occupancy, multiple businesses, or a multi-tenant office configuration.
The property includes a paved parking area for 15+ vehicles, rear parking for staff or overflow, and over 130 feet of road frontage. Fresh interior paint and updated flooring are in place, while the full dry basement provides storage and additional usable space. The layout and separate access points support owner occupancy, multiple businesses, or a multi-tenant office configuration.
Key Highlights
- Two separate office suites, including a primary space and private‑entry annex
- Primary suite features reception area, original fireplace, kitchen, two full bathrooms, and three offices or exam rooms
- Paved parking area accommodates 15+ vehicles, with additional rear parking
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
$35,207
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
7.41%
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%
$704,140
$704.1K
Cap Rate 7%
$502,957
$503.0K
Cap Rate 9%
$391,189
$391.2K
Market Conditions
NOI Build-Up for 1,980 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
$66.5K $33.60/SF
− Vacancy
−$7.9K −$3.96/SF
EGI
$58.7K $29.64/SF
− OpEx
−$23.5K −$11.85/SF
NOI
$35.2K $17.78/SF
Area
Orange County, NY
Vacancy
11.80%
Lease Rate
$33.60 /SF/Yr
Expense Ratio
40.00%
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%
$704,140
Cap Rate 7%
$502,957
Cap Rate 9%
$391,189
Alternative Uses
Best Use
Healthcare Medical
$503.0K
$440.1K – $586.8K
NOI $35,207 @ 7.0% cap · market cap 7.41%
Second Best
Office B
$473.3K
$414.1K – $552.2K
NOI $33,131 @ 7.0% cap · market cap 6.97%
Theoretical Best
Office A
$670.6K
$586.8K – $782.4K
NOI $46,942 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Location Intelligence
Trade Area within ½ mile
107
Businesses Nearby
Explore this area
Business Placement
Demographics for 12550, NY
55,869
Population
22,204
Households
2.5
Avg Household Size
37
Median Age
26%
College-Educated
86%
High-School Grad
34.7 sq mi
ZIP Area
1,610
Density / Sq Mi
$78,019
Median Household Income
$40,762
Median Earnings
$1,466
Median Rent
$297,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Ranch-style commercial building with separate entrances, refreshed interiors, parking, and a full basement.
Where is this office building located?
The property is located at 169 N Plank Road Newburgh, NY.
What is the asking price?
The asking price for this property is $475,000.
What are key features of this property?
This property features: Two separate office suites, including a primary space and private‑entry annex; Primary suite features reception area, original fireplace, kitchen, two full bathrooms, and three offices or exam rooms; Paved parking area accommodates 15+ vehicles, with additional rear parking
