Clear-Span Warehouse on Industrial
For Sale
$1,100,000
18 Stanton Street, Middletown, NY 10940
Commercial Sale, Middletown, NY
Property Size3,600 SF
Lot Size1.20 Acres
Price / SF$305.56
Days on Market957
Property Features for 18 Stanton Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
I-2
Parking features
Parking Lot, Oversize
Fencing
Fenced
Appliances
Electric Water Heater
Lot features
Corner Lot, Level
Elementary school district
Middletown
Middle school district
Middletown
High school district
Middletown
Standard status
Active
APN
330900-045-000-0004-018.100-0000
Lot size
1.20 Acres
Taxes and HOA fees
Tax Year
2023
Utilities
Utilities
Electricity Available
Sewer type
Public Sewer
Heating system
Steam, Natural Gas
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1930
Floors in Building
1
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Joseph Distelburger · License #30DI0835053
(845) 344-7170
Added: Jan 9, 2024
Changed: Aug 20
Last Checked: Aug 23 at 11:06AM
MLS# H6282597
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.
The property includes a 3600 clear-span warehouse building on 1.2 acres. Construction features poured concrete block walls, concrete floors, and a newer roof. The site also includes a level parking lot with capacity for around 60 vehicles, along with oversize parking and fencing. The property is divided between two parcels: 45-4-17 contains .55 acres, while 45-4-18.1 contains .65 acres.
Located in Middletown, NY, the property carries I-2 zoning. Available utilities and services include electricity, public water, and public sewer. Building systems include steam and natural gas heating, window and wall/window unit cooling, and an electric water heater. The building was constructed in 1930, and the stated floor load is 16.
Located in Middletown, NY, the property carries I-2 zoning. Available utilities and services include electricity, public water, and public sewer. Building systems include steam and natural gas heating, window and wall/window unit cooling, and an electric water heater. The building was constructed in 1930, and the stated floor load is 16.
Key Highlights
- 3600 clear‑span warehouse building
- 1.2 acres total across parcels 45‑4‑17 and 45‑4‑18.1
- I‑2 zoning in Middletown, NY
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
$35,659
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
3.24%
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%
$713,180
$713.2K
Cap Rate 7%
$509,414
$509.4K
Cap Rate 9%
$396,211
$396.2K
Market Conditions
NOI Build-Up for 3,600 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
$50.5K $14.04/SF
− Vacancy
−$8.6K −$2.39/SF
EGI
$42.0K $11.65/SF
− OpEx
−$6.3K −$1.75/SF
NOI
$35.7K $9.91/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
15.00%
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%
$713,180
Cap Rate 7%
$509,414
Cap Rate 9%
$396,211
Alternative Uses
Best Use
Warehouse
$509.4K
$445.7K – $594.3K
NOI $35,659 @ 7.0% cap · market cap 3.24%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,349 @ 7.0% cap · market cap 7.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
551
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 10940, NY
52,803
Population
19,930
Households
2.6
Avg Household Size
39
Median Age
24%
College-Educated
86%
High-School Grad
63.1 sq mi
ZIP Area
837
Density / Sq Mi
$87,198
Median Household Income
$46,435
Median Earnings
$1,600
Median Rent
$301,400
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - I-2-zoned property with concrete construction, newer roof, and fenced grounds.
Where is this warehouse located?
The property is located at 18 Stanton Street Middletown, NY.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 3600 clear‑span warehouse building; 1.2 acres total across parcels 45‑4‑17 and 45‑4‑18.1; I‑2 zoning in Middletown, NY
