Mixed-Use Property with Brick
New
For Sale
$11,500,000
2-10 Bell Lane, Orangeburg, NY 10962
Commercial Sale, Orangeburg, NY
Property Size45,000 SF
Lot Size11.31 Acres
Price / SF$255.56
Days on Market2
Property Features for 2-10 Bell Lane
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
LIOCCOZ
Rooms
Basement
Lot features
Level, Near Public Transit
Elementary school
Cottage Lane Elementary School
Middle school
South Orangetown Middle School
High school
Tappan Zee High School
Elementary school district
South Orangetown
Middle school district
South Orangetown
High school district
South Orangetown
Standard status
Active
APN
392489-074-007-0001-017-000-0000
Lot size
11.31 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
115467
Utilities
Sewer type
Public Sewer, Septic Tank
Cooling system
Multi Units
Amenities
large flexible interior spaces
outdoor areas
distinctive backdrops
convenient loading
privacy
Building Details
Year built
1897
Additional Structures
Residence
Listing Agency:
Ellis Sotheby's Intl Realty · Sotheby's International Realty
(845) 353-4250
Listed By:
Laura Weintraub · License #10301222770
(914) 588-6878
Added: Oct 6
Last Checked: Oct 7 at 12:06AM
MLS# 1050208
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 11.31-acre mixed-use property comprises three combined parcels and approximately 45,000 square feet of residential, commercial, and storage space. Twelve brick-and-timber buildings feature tall windows, high ceilings, and broad floor areas. The site also includes six residential homes, original barns and stables, and a main dwelling dating to 1778. The property’s industrial history dates to 1897, and the buildings are currently in use with existing tenancies and occupancies.
Located in Orangeburg, the property is 16 miles from the George Washington Bridge and one mile from Palisades Parkway Exit 6. Nyack is four miles away. Zoning is identified as LIO (Light Industrial-Office) and CC (Retail-Commerce), within the Route 303 Overlay Zone.
Large interior areas, varied outdoor spaces, loading, parking, and site access are among the property’s physical features. The grounds and buildings have also served as locations for film, commercial, and television productions.
Located in Orangeburg, the property is 16 miles from the George Washington Bridge and one mile from Palisades Parkway Exit 6. Nyack is four miles away. Zoning is identified as LIO (Light Industrial-Office) and CC (Retail-Commerce), within the Route 303 Overlay Zone.
Large interior areas, varied outdoor spaces, loading, parking, and site access are among the property’s physical features. The grounds and buildings have also served as locations for film, commercial, and television productions.
Key Highlights
- 11.31 acres across three combined parcels
- Approximately 45,000 square feet of residential, commercial, and storage space
- Twelve brick‑and‑timber buildings, with tall windows and high ceilings
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$633,717
Cap Rate
5.51%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$12,674,340
$12.7M
Cap Rate 7%
$9,053,100
$9.1M
Cap Rate 9%
$7,041,300
$7.0M
Market Conditions
NOI Build-Up for 45,000 SF
Gross rent
$945.0K $21.00/SF
− Vacancy
−$39.7K −$0.88/SF
EGI
$905.3K $20.12/SF
− OpEx
−$271.6K −$6.04/SF
NOI
$633.7K $14.08/SF
Area
Rockland County, NY
Vacancy
4.20%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$12,674,340
Cap Rate 7%
$9,053,100
Cap Rate 9%
$7,041,300
Alternative Uses
Best Use
Retail
$9.05M
$7.92M – $10.56M
NOI $633,717 @ 7.0% cap · market cap 5.51%
Second Best
Mixed Use
$5.26M
$4.60M – $6.14M
NOI $368,297 @ 7.0% cap · market cap 3.20%
Theoretical Best
Specialty Retail
$29.75M
$26.03M – $34.71M
NOI $2,082,713 @ 7.0% cap · market cap 18.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
462
Businesses Nearby
11k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 78%
Dining 22%
Chase Bank
Shops & Services
7,546 visits/mo
0.2 miles
Mexico Restaurant
Dining
2,479 visits/mo
0.2 miles
Webster Bank
Shops & Services
1,415 visits/mo
0.1 miles
Demographics for 10962, NY
5,049
Population
1,678
Households
3
Avg Household Size
47
Median Age
56%
College-Educated
89%
High-School Grad
5.2 sq mi
ZIP Area
971
Density / Sq Mi
$171,389
Median Household Income
$60,850
Median Earnings
$1,655
Median Rent
$653,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - A working campus combines residential space with commercial and storage uses across multiple buildings.
Where is this mixed-use property located?
The property is located at 2-10 Bell Lane Orangeburg, NY.
What is the asking price?
The asking price for this property is $11,500,000.
What are key features of this property?
This property features: 11.31 acres across three combined parcels; Approximately 45,000 square feet of residential, commercial, and storage space; Twelve brick‑and‑timber buildings, with tall windows and high ceilings
