Versatile Mixed-Use Property in
For Sale
$799,000
264 Orange Tpke, Sloatsburg, NY 10974
Flexible commercial property with redevelopment potential in a prime location.
Property Size1,870 SF
Lot Size0.27 Acres
Price / SF$140.18
Days on Market121
Property Features for 264 Orange Tpke
General Information
Standard status
Active
Size
1,870 SF
Lot size
0.27 Acres
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$18,215
Building Details
Building Size
1,870 SF
Year Built
1930
Units
3
Listing Agency:
Howard Hanna Rand Realty
(201) 819-1573
Listed By:
Kevin L Brentnall
(201) 819-1573
Source:
Elliman
Added: Apr 10
Changed: Aug 8
Last Checked: Apr 10 at 8:50AM
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 Howard Hanna Rand Realty
Investment Insights
Based on property information with market context.
Located in Sloatsburg, 264 Orange Turnpike is a versatile property currently used as an electrician’s office. The property is zoned MU-1, allowing for a range of commercial uses or conversion to multifamily residential. The site includes multiple structures with a combined area of over 5,700 square feet, situated on a 0.27-acre lot. The existing buildings provide functional office, workshop, and storage areas, along with on-site parking. The property offers visibility and convenient access to Route 17, the NYS Thruway, and the Sloatsburg train station. The location is in a fast-growing Hudson Valley corridor. The property has three separate meters. The site offers space to customize for business operations, investment, or redevelopment. The property has a walk score of 2, indicating it is car-dependent, and a bike score of 2, indicating it is somewhat bikeable.
Key Highlights
- MU‑1 zoning allows for diverse commercial uses or multifamily residential conversion
- Over 5,700 sq ft of combined building space on a 0.27‑acre lot
- Prime location on Orange Turnpike with strong visibility and easy access to major transportation routes (Route 17, NYS Thruway, Sloatsburg train station)
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
$46,651
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
5.84%
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%
$933,020
$933.0K
Cap Rate 7%
$666,443
$666.4K
Cap Rate 9%
$518,344
$518.3K
Market Conditions
NOI Build-Up for 5,700 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
$85.5K $15.00/SF
− Vacancy
−$10.9K −$1.91/SF
EGI
$74.6K $13.10/SF
− OpEx
−$28.0K −$4.91/SF
NOI
$46.7K $8.18/SF
Area
Rockland County, NY
Vacancy
12.70%
Lease Rate
$15.00 /SF/Yr
Expense Ratio
37.50%
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%
$933,020
Cap Rate 7%
$666,443
Cap Rate 9%
$518,344
Alternative Uses
Best Use
Office B
$2.32M
$2.03M – $2.71M
NOI $162,557 @ 7.0% cap · market cap 20.35%
Second Best
Retail
$1.15M
$1.00M – $1.34M
NOI $80,271 @ 7.0% cap · market cap 10.05%
Theoretical Best
Specialty Retail
$3.77M
$3.30M – $4.40M
NOI $263,810 @ 7.0% cap · market cap 33.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
18
Businesses Nearby
Explore this area
Business Placement
Demographics for 10974, NY
3,395
Population
1,286
Households
2.6
Avg Household Size
41
Median Age
43%
College-Educated
94%
High-School Grad
7.4 sq mi
ZIP Area
459
Density / Sq Mi
$112,404
Median Household Income
$66,622
Median Earnings
$2,491
Median Rent
$429,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible commercial property with redevelopment potential in a prime location.
Where is this mixed-use property located?
The property is located at 264 Orange Tpke Sloatsburg, NY.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: MU‑1 zoning allows for diverse commercial uses or multifamily residential conversion; Over 5,700 sq ft of combined building space on a 0.27‑acre lot; Prime location on Orange Turnpike with strong visibility and easy access to major transportation routes (Route 17, NYS Thruway, Sloatsburg train station)
