Manufacturing Property with Dual-Road
For Sale
$849,900
32 CULVERT ST, Port Jervis, NY 12771
Connected masonry buildings provide clear-span production space with heavy-duty electrical service and multiple loading points.
Property Size8,400 SF
Price / SF$101.18
Days on Market30
Property Features for 32 CULVERT ST
General Information
Standard status
Active
Size
8,400 SF
Property subtype
Business Opportunities
Taxes and HOA fees
Annual Taxes
$10,500
Amenities
3
Clear lot.
Building Details
Year Built
1941
Listing Agency:
(845) 583-6333
Listed By:
Malek Properties
(845) 798-2300
Source:
Xome
Added: Aug 5
Changed: Sep 3
Last Checked: Sep 2 at 2:56PM
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 Malek Properties
Investment Insights
Based on property information with market context.
This 8,400-square-foot manufacturing property comprises two connected masonry buildings with clear-span interiors. Five overhead bay doors support shipping, receiving, and equipment movement, while three-phase electric service accommodates operations requiring substantial power. The facility has been used for welding and metal fabrication, and machinery and inventory may be included in the sale if desired.
The property has dual-road access between Kingston Avenue, identified as U.S. Route 209, and Culvert Street. This configuration provides separate entry and exit points for commercial vehicles. Interstate 84 is minutes away, with New Jersey and Pennsylvania also nearby, supporting regional transportation and distribution access. Built in 1941, the facility offers an established industrial setting for manufacturing, warehouse, and related commercial operations.
The property has dual-road access between Kingston Avenue, identified as U.S. Route 209, and Culvert Street. This configuration provides separate entry and exit points for commercial vehicles. Interstate 84 is minutes away, with New Jersey and Pennsylvania also nearby, supporting regional transportation and distribution access. Built in 1941, the facility offers an established industrial setting for manufacturing, warehouse, and related commercial operations.
Key Highlights
- 8,400‑square‑foot facility with two connected masonry buildings
- Clear‑span interiors support flexible manufacturing and warehouse layouts
- Five overhead bay doors for shipping, receiving, and equipment movement
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
$70,365
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
8.28%
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%
$1,407,300
$1.4M
Cap Rate 7%
$1,005,214
$1.0M
Cap Rate 9%
$781,833
$781.8K
Market Conditions
NOI Build-Up for 8,400 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
$107.9K $12.84/SF
− Vacancy
−$7.3K −$0.87/SF
EGI
$100.5K $11.97/SF
− OpEx
−$30.2K −$3.59/SF
NOI
$70.4K $8.38/SF
Area
Sullivan County, NY
Vacancy
6.80%
Lease Rate
$12.84 /SF/Yr
Expense Ratio
30.00%
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%
$1,407,300
Cap Rate 7%
$1,005,214
Cap Rate 9%
$781,833
Alternative Uses
Best Use
Warehouse
$1.22M
$1.07M – $1.42M
NOI $85,444 @ 7.0% cap · market cap 10.05%
Second Best
Industrial
$1.01M
$879.6K – $1.17M
NOI $70,365 @ 7.0% cap · market cap 8.28%
Theoretical Best
Office A
$2.30M
$2.02M – $2.69M
NOI $161,280 @ 7.0% cap · market cap 18.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
Explore this area
Business Placement
Demographics for 12771, NY
14,423
Population
6,163
Households
2.3
Avg Household Size
41
Median Age
21%
College-Educated
91%
High-School Grad
34.6 sq mi
ZIP Area
417
Density / Sq Mi
$67,926
Median Household Income
$38,539
Median Earnings
$1,310
Median Rent
$246,100
Median Home Value
Market
Vacancy Rate% for Industrial 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?
Manufacturing property - Connected masonry buildings provide clear-span production space with heavy-duty electrical service and multiple loading points.
Where is this manufacturing property located?
The property is located at 32 CULVERT ST Port Jervis, NY.
What is the asking price?
The asking price for this property is $849,900.
What are key features of this property?
This property features: 8,400‑square‑foot facility with two connected masonry buildings; Clear‑span interiors support flexible manufacturing and warehouse layouts; Five overhead bay doors for shipping, receiving, and equipment movement
