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    243 Main St New Paltz, NY 12561

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    For Lease
    $6,750 /Mo ($28 SF/Yr)

    Flexible office space for lease in a prime New Paltz location.

    Property size:
    2,891 SF
    Lot size:
    0.91 Acres

    Property Features for 243 Main St

    General Information

    Standard status
    Active
    Size
    2,891 SF
    Lot size
    0.91 Acres

    Building Details

    Year built
    1980

    We can help!

    Listing Contact
    Gregory Berardi
    Source: Corcoran

    Listing Agent: Gregory Berardi

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Versatile Office Space in New Paltz

    Located at 243 Main Street in New Paltz, this ground-floor office space offers up to 2,891 square feet within The Professional Center. The property consists of two connected suites: Suite 120, offering 1,750 square feet, and Suite 130, providing 1,121 square feet. These suites can be leased together or separately. Situated on a high-visibility corner, the building benefits from over 19,000 cars passing daily. It is a well-maintained building with ample parking, prominent signage, and easy access to the NYS Thruway, SUNY New Paltz, and downtown amenities. Suite 120 is configured for medical or wellness use, featuring four exam rooms with plumbing, or six individual offices, a spacious reception and waiting area, an efficient layout, and abundant natural light. Suite 130 includes three private offices or flexible workspaces, a reception area and bathroom, and a wet bar and storage area, making it suitable for professional or creative use. The property is suitable for medical, professional services, wellness, or administrative offices. The tenant is responsible for electricity, which averages $350 per month, property taxes of $590.03 in 2025, and school taxes of $160.17 in 2024.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    S R Productions ... Video Production Service Schneider Law Offices, ... Personal Injury Attorney Scott I Morrison ... Optometrist Law Offices of Heather ... Family Law Attorney Passport Health New ... Travel Clinic

    Suggested Use

    Restaurant Realty agency Law Firm Building Supply Dental Office Spa & Massage Wholesale Shop Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    New Paltz
    County
    Ulster
    State
    New York
    Longitude
    -74.073681
    Latitude
    41.744544

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    FAQs

    What type of property is this?
    Office space - Flexible office space for lease in a prime New Paltz location.
    Where is this office space located?
    The property is located at 243 Main St New Paltz, NY.
    What is the lease rate?
    The lease rate is $28 SF/Yr.
    What are key features of this property?
    This property features: - Prime New Paltz location with high visibility and prominent signage on Main Street (19,000+ cars daily).; - Flexible office space: Two suites (1,750 SF and 1,121 SF) can be leased together or separately.; - Ample parking for tenants and clients.
    Request Owner's contact information
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    New Paltz, NY 12561
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    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
    243 Main St New Paltz, NY 12561
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    Listing Contact
    Gregory Berardi
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