Industrial Building Near Interstate
For Sale
$850,000
Pending
18 Silver Stream Rd, New Windsor, NY 12553
8,399 SF industrial building on 2.1 acres for sale.
Property Size8,399 SF
Lot Size2.10 Acres
Days on Market155
Property Features for 18 Silver Stream Rd
General Information
Standard status
Pending
Size
8,399 SF
Lot size
2.10 Acres
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$14,555
Building Details
Building Size
8,399 SF
Units
2
Listing Agency:
RAND COMMERCIAL
Listed By:
Robert A Vitanza
(845) 562-0050
Source:
Elliman
Added: Mar 10
Changed: Aug 9
Last Checked: Aug 9 at 9:08PM
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 one-story block building, totaling approximately 8,399 square feet, is situated on 2.1 acres zoned Planned Industrial. The property features two levels, each with ground-level access. The upper level spans approximately 4,813 square feet and includes a large open area, an office, and bathrooms, with 16-foot ceilings. Access to this level is provided by an entry door, a loading dock, and an overhead door. The lower level encompasses approximately 3,586 square feet and consists of a large open area with a small office, a bathroom, and 14.5-foot ceilings. Access to the lower level is via an entry door and two overhead doors. Heating for both levels is provided by an oil-fired hot air system. The property is connected to municipal water and sewer services. Additionally, there is a fenced-in storage yard. The property is located 2 miles from I-84, Exit 36, and the NYS 87 interchange.
Key Highlights
- Excellent location just 2 miles from I‑84 (Exit 36) and NYS 87 interchange.
- Large industrial space: 8,399 +/- sq. ft. block building on 2.1 acres.
- Flexible layout with two levels and ground‑level access, suitable for various uses.
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
$68,513
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
8.06%
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%
$1,370,260
$1.4M
Cap Rate 7%
$978,757
$978.8K
Cap Rate 9%
$761,256
$761.3K
Market Conditions
NOI Build-Up for 8,399 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
$117.9K $14.04/SF
− Vacancy
−$20.0K −$2.39/SF
EGI
$97.9K $11.65/SF
− OpEx
−$29.4K −$3.50/SF
NOI
$68.5K $8.16/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$14.04 /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%
$1,370,260
Cap Rate 7%
$978,757
Cap Rate 9%
$761,256
Alternative Uses
Best Use
Office B
$2.01M
$1.76M – $2.34M
NOI $140,539 @ 7.0% cap · market cap 16.53%
Second Best
Flex RnD
$1.40M
$1.22M – $1.63M
NOI $97,917 @ 7.0% cap · market cap 11.52%
Theoretical Best
Office A
$2.84M
$2.49M – $3.32M
NOI $199,125 @ 7.0% cap · market cap 23.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
232
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
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 Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - 8,399 SF industrial building on 2.1 acres for sale.
Where is this flex space located?
The property is located at 18 Silver Stream Rd New Windsor, NY.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Excellent location just 2 miles from I‑84 (Exit 36) and NYS 87 interchange.; Large industrial space: 8,399 +/- sq. ft. block building on 2.1 acres.; Flexible layout with two levels and ground‑level access, suitable for various uses.
