Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Class A Office Complex Title is generated by Realmo AI

    22 Sarah Wells Trail, Camp Bell Hall, NY 10916

    View on Map
    Claim this Listing
    For Sale
    $1,995,000

    Two-building office complex with income potential in Campbell Hall.

    Type:Commercial
    Property size:
    12,040 SF
    Price / SF:
    $165/SF
    Added:
    Apr 7, 2026
    Days on Market:
    55
    Last Refresh:
    Apr 8 at 8:07 pm

    Property Features for 22 Sarah Wells Trail

    General Information

    Standard status
    Active
    Size
    12,040 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1970

    We can help!

    Listing Contact
    JOHN J LAVELLE

    Listing agent JOHN J LAVELLE License #10301212320

    Listing office RAND COMMERCIAL

    Listing date Apr 7, 2026

    Source Corcoran

    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

    HighLights

    • Class A office space totaling 12,040 square feet.
    • Investment opportunity with 7,000 sqft currently leased to long‑term tenants.
    • 4,500 sqft available for owner occupancy or increased rental income.
    • Building 2 includes an 8,500 sqft office space with 2 suites and a 2‑car attached garage.
    • Bonus caretaker apartment provides additional income potential.
    • Excellent Campbell Hall location with access to multiple towns in Central Orange County.

    Overview

    This commercial real estate offering features a two-building office complex totaling 12,040 square feet of Class A office space. Approximately 7,000 square feet is currently leased to long-term tenants, while 4,500 square feet is available for immediate occupancy or to generate additional income. Building 1 is a two-story structure with additional finished square footage in the basement. This building, formerly a center hall colonial, includes an open staircase to the second floor, marble fireplaces, and wooden pocket doors. The first floor comprises approximately 2,875 square feet, featuring four large rooms, a break room, and a restroom. The second floor, with 2,215 square feet, is divided into two large rooms, five smaller rooms, and two restrooms. The finished basement provides an additional 1,970 square feet suitable for office space, storage, or mechanical equipment. Building 2 offers 8,500 square feet with two office suites and a two-car attached garage. A caretaker apartment provides an additional opportunity for income. The property is located in Campbell Hall, with access to Washingtonville, Goshen, and Montgomery in Central Orange County. The property is suitable for an engineering office, attorney's office, or other professional services.
    Location Intelligence

    Current Use by Public Records

    Nys Assembly Home Decor Store

    Suggested Use

    Law Firm Spa & Massage Center Kitchen & Bath Showroom HVAC Service Grocery & Convenience Store (Bike/Boat/Book/etc) Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Camp Bell Hall
    County
    Orange
    State
    New York
    Longitude
    -74.2057999
    Latitude
    41.4372576

    Nearby Similar for Sale

    • $3,200,000
      12,356 SF

      Professional Complex For Sale

      Two-building professional complex suitable for owner occupancy or investment.
      3348 State Route 208, Campbell Hall, NY 10916
      View Details
    • $3,200,000
      24,330 SF

      Professional Complex For Sale

      Two-building complex suitable for owner occupancy or investment.
      3348 State Route 208, Campbell Hall, NY 10916
      View Details

    FAQs

    What type of property is this?
    Office building - Two-building office complex with income potential in Campbell Hall.
    Where is this office building located?
    The property is located at 22 Sarah Wells Trail Camp Bell Hall, NY.
    What is the asking price?
    The asking price for this property is $1,995,000.
    What are key features of this property?
    This property features: Class A office space totaling 12,040 square feet.; Investment opportunity with 7,000 sqft currently leased to long‑term tenants.; **4,500 sqft available for owner occupancy or increased rental income.**
    (845) 744-2095
    We can help!
    Listing Contact
    JOHN J LAVELLE
    Real Estate License ID: 10301212320
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    22 Sarah Wells Trail, Campbell Hall, NY 10916
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!