Assisted Living Facility with
New
For Sale
$1,400,000
184 S Pascack Rd, Nanuet, NY 10954
Former care facility with resident rooms, shared areas, support spaces, kitchen infrastructure, and elevator access.
Property Size6,866 SF
Lot Size1.98 Acres
Price / SF$203.90
Days on Market2
Property Features for 184 S Pascack Rd
General Information
Standard status
Active
Size
6,866 SF
Lot size
1.98 Acres
Property Condition
Severity
Major Repairs Needed
Evidence
does require substantial renovation and updating
Amenities
elevator
Building Details
Buildings
2
Listing Agency:
Triforce Commercial RE LLC
Listed By:
Jason Horowitz · License ##10491207540
(845) 450-6500
Source:
Realtyconnectusa
Added: Sep 5
Last Checked: Sep 5 at 2:52PM
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 Triforce Commercial RE LLC
Investment Insights
Based on property information with market context.
This former assisted-living property includes approximately 6,866 square feet across two buildings on approximately 1.98 acres. The interior configuration includes multiple resident rooms, common and gathering areas, administrative and support rooms, kitchen infrastructure, and an elevator. The prior layout was designed for up to 32 residents and provides a substantial existing framework for a future care, healthcare, community residence, institutional, educational, nonprofit, or other specialized use, subject to required approvals.
Located at 184 S Pascack Rd in Nanuet, the property is near major Rockland County roadways, shopping, services, and surrounding residential communities. The improvements require substantial renovation and updating, allowing a purchaser to rework the buildings and site for its intended operation or approved reuse.
Located at 184 S Pascack Rd in Nanuet, the property is near major Rockland County roadways, shopping, services, and surrounding residential communities. The improvements require substantial renovation and updating, allowing a purchaser to rework the buildings and site for its intended operation or approved reuse.
Key Highlights
- Approximately 1.98 acres in Nanuet, NY
- Approximately 6,866 square feet across two buildings
- Former assisted‑living layout designed for up to 32 residents
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
$112,521
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
8.04%
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%
$2,250,420
$2.3M
Cap Rate 7%
$1,607,443
$1.6M
Cap Rate 9%
$1,250,233
$1.3M
Market Conditions
NOI Build-Up for 6,866 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
$218.3K $31.80/SF
− Vacancy
−$13.8K −$2.00/SF
EGI
$204.6K $29.80/SF
− OpEx
−$92.1K −$13.41/SF
NOI
$112.5K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$2,250,420
Cap Rate 7%
$1,607,443
Cap Rate 9%
$1,250,233
Alternative Uses
Best Use
Apartment 5plus
$1.61M
$1.41M – $1.88M
NOI $112,521 @ 7.0% cap · market cap 8.04%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$4.54M
$3.97M – $5.30M
NOI $317,776 @ 7.0% cap · market cap 22.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10954, NY
24,248
Population
10,041
Households
2.4
Avg Household Size
44
Median Age
47%
College-Educated
90%
High-School Grad
6.9 sq mi
ZIP Area
3,514
Density / Sq Mi
$112,927
Median Household Income
$55,985
Median Earnings
$2,184
Median Rent
$502,300
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Assisted living facility - Former care facility with resident rooms, shared areas, support spaces, kitchen infrastructure, and elevator access.
Where is this assisted living facility located?
The property is located at 184 S Pascack Rd Nanuet, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: Approximately 1.98 acres in Nanuet, NY; Approximately 6,866 square feet across two buildings; Former assisted‑living layout designed for up to 32 residents
