Three-Story Detached Office
For Sale
$2,750,000
25 7th Street, Pelham, NY 10803
Commercial Sale, Pelham, NY
Property Size7,302 SF
Lot Size0.29 Acres
Price / SF$376.61
Days on Market51
Property Features for 25 7th Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
BUS3
Parking
23
Parking features
Parking Lot
Elementary school district
Pelham
Middle school district
Pelham
High school district
Pelham
Standard status
Active
APN
4403-159-077-00001-000-0028-2
Lot size
0.29 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
52428
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Amenities
reception area
Building Details
Year built
1998
Floors in Building
3
Building materials
Brick
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(914) 245-3400
Listed By:
Raymond Poppe
(203) 733-9552
Added: Jul 10
Changed: Aug 20
Last Checked: Aug 29 at 6:06AM
MLS# 1025519
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.
Constructed in 1998, this detached brick office property contains approximately 7,302 SF across three floors. The building sits on a slab foundation and includes a reception area, an elevator serving every level, and one restroom on each floor. Central air and forced-air heating are in place, with public water and public sewer service. The property is presently owner occupied.
The building occupies a 100' X 120' corner lot in Pelham, NY, within Westchester County. Business-3 zoning applies, and the site includes a parking lot with over 21 off-street parking spots. Major hospitals are within a 10-minute drive, while Manhattan is approximately 15 miles away. The surrounding community includes local cafes, restaurants, shops, professional services, fitness centers, medical offices, and a public library.
The building occupies a 100' X 120' corner lot in Pelham, NY, within Westchester County. Business-3 zoning applies, and the site includes a parking lot with over 21 off-street parking spots. Major hospitals are within a 10-minute drive, while Manhattan is approximately 15 miles away. The surrounding community includes local cafes, restaurants, shops, professional services, fitness centers, medical offices, and a public library.
Key Highlights
- 7,302+ SF office building constructed in 1998
- Three floors with elevator service to each level
- 100' X 120' corner lot
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
$111,817
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
4.07%
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%
$2,236,340
$2.2M
Cap Rate 7%
$1,597,386
$1.6M
Cap Rate 9%
$1,242,411
$1.2M
Market Conditions
NOI Build-Up for 7,302 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
$200.7K $27.48/SF
− Vacancy
−$51.6K −$7.06/SF
EGI
$149.1K $20.42/SF
− OpEx
−$37.3K −$5.10/SF
NOI
$111.8K $15.31/SF
Area
Westchester County, NY
Vacancy
25.70%
Lease Rate
$27.48 /SF/Yr
Expense Ratio
25.00%
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%
$2,236,340
Cap Rate 7%
$1,597,386
Cap Rate 9%
$1,242,411
Alternative Uses
Best Use
Office B
$1.60M
$1.40M – $1.86M
NOI $111,817 @ 7.0% cap · market cap 4.07%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$2.21M
$1.93M – $2.57M
NOI $154,397 @ 7.0% cap · market cap 5.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
897
Businesses Nearby
Explore this area
Business Placement
Demographics for 10803, NY
13,255
Population
4,360
Households
3
Avg Household Size
40
Median Age
74%
College-Educated
97%
High-School Grad
2.2 sq mi
ZIP Area
6,025
Density / Sq Mi
$212,288
Median Household Income
$97,447
Median Earnings
$2,242
Median Rent
$961,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Business-3 zoning, elevator access, and dedicated parking support a functional professional setting.
Where is this office building located?
The property is located at 25 7th Street Pelham, NY.
What is the asking price?
The asking price for this property is $2,750,000.
What are key features of this property?
This property features: 7,302+ SF office building constructed in 1998; Three floors with elevator service to each level; 100' X 120' corner lot
