Fully Occupied Industrial
New
For Sale
$2,850,000
332 95 85 75 Bill Larkin Drive, New Windsor, NY 12553
Four-building industrial property with separate metering, municipal utilities, and dedicated off-street parking.
Property Size12,000 SF
Lot Size3.40 Acres
Price / SF$237.50
Days on Market5
Property Features for 332 95 85 75 Bill Larkin Drive
General Information
Standard status
Active
Size
12,000 SF
Lot size
3.40 Acres
Property subtype
Industrial
Occupancy
100%
Net Operating Income
$185,340
Financials
Asking Price
$2,850,000
Cap Rate
6.5%
Gross Income
$212,460
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$21,120
Amenities
Central Air, Window/Wall Unit
3
Parking.
50 Parking Spaces. Off Street, On Street, Lot, Private.
Private Roads.
Building Details
Year Built
2019
Buildings
4
Tenancy
Multi
Listing Agency:
Tactical Realty LLC
Listed By:
Steven Moreau · License #10491208521
(845) 218-5000
Source:
Xome
Added: Sep 6
Changed: Sep 9
Last Checked: Sep 9 at 3:21PM
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 Tactical Realty LLC
Investment Insights
Based on property information with market context.
This industrial property includes four commercial buildings totaling approximately 12,000 SF on 3.4 acres. Constructed in 2019, the buildings are fully occupied by five tenants and include separately metered units. The property also includes a separate land lease, creating an additional component within the overall site operation.
Municipal water and sewer service, natural gas, and tenant-paid separately metered utilities support the buildings. The site provides 50 parking spaces, including off-street, on-street, lot, and private-road parking. Ownership responsibilities include snow plowing and lawn maintenance.
The property is approximately 1 mile from Route 207, 2 miles from Route 747, 3 miles from I-84, 4 miles from I-87, and 4 miles from Route 9W. New York Stewart International Airport is nearby, while Woodbury Common Premium Outlets is approximately 14 miles away.
Municipal water and sewer service, natural gas, and tenant-paid separately metered utilities support the buildings. The site provides 50 parking spaces, including off-street, on-street, lot, and private-road parking. Ownership responsibilities include snow plowing and lawn maintenance.
The property is approximately 1 mile from Route 207, 2 miles from Route 747, 3 miles from I-84, 4 miles from I-87, and 4 miles from Route 9W. New York Stewart International Airport is nearby, while Woodbury Common Premium Outlets is approximately 14 miles away.
Key Highlights
- Four commercial buildings totaling approximately 12,000 SF on 3.4 acres
- Built in 2019 and fully occupied by five tenants
- Separate land lease included with the property
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
$97,887
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
3.43%
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%
$1,957,740
$2.0M
Cap Rate 7%
$1,398,386
$1.4M
Cap Rate 9%
$1,087,633
$1.1M
Market Conditions
NOI Build-Up for 12,000 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
$168.5K $14.04/SF
− Vacancy
−$28.6K −$2.39/SF
EGI
$139.8K $11.65/SF
− OpEx
−$42.0K −$3.50/SF
NOI
$97.9K $8.16/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$14.04 /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%
$1,957,740
Cap Rate 7%
$1,398,386
Cap Rate 9%
$1,087,633
Alternative Uses
Best Use
Industrial
$1.40M
$1.22M – $1.63M
NOI $97,887 @ 7.0% cap · market cap 3.43%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$4.06M
$3.56M – $4.74M
NOI $284,498 @ 7.0% cap · market cap 9.98%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
16
Businesses Nearby
Explore this area
Business Placement
Demographics for 12553, NY
26,728
Population
11,150
Households
2.4
Avg Household Size
41
Median Age
35%
College-Educated
90%
High-School Grad
24.2 sq mi
ZIP Area
1,104
Density / Sq Mi
$94,207
Median Household Income
$50,749
Median Earnings
$1,612
Median Rent
$351,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Industrial property - Four-building industrial property with separate metering, municipal utilities, and dedicated off-street parking.
Where is this industrial property located?
The property is located at 332 95 85 75 Bill Larkin Drive New Windsor, NY.
What is the asking price?
The asking price for this property is $2,850,000.
What are key features of this property?
This property features: Four commercial buildings totaling approximately 12,000 SF on 3.4 acres; Built in 2019 and fully occupied by five tenants; Separate land lease included with the property
