Freestanding Office
For Sale
$3,500,000
170 Route 59, Spring Valley, NY 10977
COMMERCIAL - Spring Valley, NY
Property Size4,830 SF
Lot Size0.39 Acres
Price / SF$724.64
Days on Market305
Property Features for 170 Route 59
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
20
Basement
Unfinished
Directions
Use Google Maps https://maps.app.goo.gl/dTj55JGjBV9qwoXCA
Standard status
Active
APN
392605-057-047-0001-025-000-0000
Lot size
0.39 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
65440
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Floors in Building
1
Building materials
Block
Listing Agency:
Century 21 Elite Realty · Century 21 Real Estate
(914) 345-3550
Listed By:
Vesna Kanacki · License #10491211676
(917) 414-8736
Added: Oct 13, 2025
Changed: Aug 4
Last Checked: Aug 13 at 9:06AM
MLS# 923998
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This single-story office property occupies a 0.39-acre corner parcel with a flexible interior arrangement. Existing spaces include a lobby and teller area, private offices, a conference room, IT center, secure vault, and administrative workspace. The layout can accommodate continued institutional use or conversion to single-tenant or multi-tenant occupancy. Central air, forced-air heating, public water, and public sewer serve the building.
The property has direct frontage on New York State Route 59, dual access points, and an additional exit on Dutch Lane. Reported traffic exposure is approximately 25,000–35,000 vehicles per day. The site connects with Route 304, the Palisades Interstate Parkway, and I-87/I-287. An asphalt parking lot provides 20 spaces, with exterior signage along the Route 59 frontage.
GB - General Business zoning supports professional and retail uses identified in the property information, including medical, banking, insurance, law, accounting, and boutique office/showroom applications.
The property has direct frontage on New York State Route 59, dual access points, and an additional exit on Dutch Lane. Reported traffic exposure is approximately 25,000–35,000 vehicles per day. The site connects with Route 304, the Palisades Interstate Parkway, and I-87/I-287. An asphalt parking lot provides 20 spaces, with exterior signage along the Route 59 frontage.
GB - General Business zoning supports professional and retail uses identified in the property information, including medical, banking, insurance, law, accounting, and boutique office/showroom applications.
Key Highlights
- 4,830 SF office property on a 0.39‑acre parcel
- Direct frontage on New York State Route 59 with approximately 25,000 - 35,000 vehicles per day
- Dual access points plus an exit on Dutch Lane
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
$223,544
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
6.39%
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%
$4,470,880
$4.5M
Cap Rate 7%
$3,193,486
$3.2M
Cap Rate 9%
$2,483,822
$2.5M
Market Conditions
NOI Build-Up for 4,830 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
$318.8K $66.00/SF
− Vacancy
−$20.7K −$4.29/SF
EGI
$298.1K $61.71/SF
− OpEx
−$74.5K −$15.43/SF
NOI
$223.5K $46.28/SF
Area
Rockland County, NY
Vacancy
6.50%
Lease Rate
$66.00 /SF/Yr
Expense Ratio
25.00%
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%
$4,470,880
Cap Rate 7%
$3,193,486
Cap Rate 9%
$2,483,822
Alternative Uses
Best Use
Specialty Retail
$3.19M
$2.79M – $3.73M
NOI $223,544 @ 7.0% cap · market cap 6.39%
Second Best
Office B
$1.97M
$1.72M – $2.30M
NOI $137,746 @ 7.0% cap · market cap 3.94%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
654
Businesses Nearby
Explore this area
Business Placement
Demographics for 10977, NY
71,049
Population
17,339
Households
4.1
Avg Household Size
24
Median Age
23%
College-Educated
77%
High-School Grad
11.3 sq mi
ZIP Area
6,288
Density / Sq Mi
$77,724
Median Household Income
$33,129
Median Earnings
$1,711
Median Rent
$602,300
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 - Single-story commercial facility with flexible office areas, customer-facing space, secure infrastructure, and GB zoning.
Where is this office building located?
The property is located at 170 Route 59 Spring Valley, NY.
What is the asking price?
The asking price for this property is $3,500,000.
What are key features of this property?
This property features: 4,830 SF office property on a 0.39‑acre parcel; Direct frontage on New York State Route 59 with approximately 25,000 - 35,000 vehicles per day; Dual access points plus an exit on Dutch Lane
