Brick Warehouse with Loading
For Sale
$499,000
3480 Route 208, Camp Bell Hall, NY 10916
Commercial Sale, Campbell Hall, NY
Property Size3,160 SF
Lot Size6.20 Acres
Price / SF$157.91
Days on Market9
Property Features for 3480 Route 208
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
R-4A
Lot features
Corner Lot, Landscaped, Level, Near Golf Course, Near Public Transit, Part Wooded, Paved, Private
Elementary school
Little Britain Elementary School
Middle school
Washingtonville Middle School
High school
Washingtonville Senior High School
Elementary school district
Washingtonville
Middle school district
Washingtonville
High school district
Washingtonville
Directions
GPS / WAZE
Standard status
Active
APN
333489-007-000-0001-045.110-0000
Lot size
6.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8850
Utilities
Utilities
Cable Available
Sewer type
Septic Tank
Heating system
Propane (Heating)
Cooling system
Ductless
Water source
Well
Building Details
Year built
1940
Flooring type
Concrete
Building materials
Brick
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
John J. Ricco
(646) 247-3290
Added: Aug 14
Changed: Aug 20
Last Checked: Aug 22 at 6:06PM
MLS# 1037976
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.
This brick warehouse and storage building dates to circa 1940 and includes an oversized overhead door, a dedicated loading area, multiple exterior access points, and private on-site parking. The grounds are cleared and landscaped, while portions of the roof, electrical system, and plumbing have received recent maintenance and updates. Interior features include concrete flooring, propane heating, ductless cooling, well water, and septic service.
The property occupies approximately 6.2 acres at the Route 207 and Route 208 crossroads in Campbell Hall. It carries R-4A Rural Preserve zoning. The building’s existing features and any continued, proposed, or preexisting nonconforming uses should be independently verified with the Town of Hamptonburgh and applicable agencies.
The property occupies approximately 6.2 acres at the Route 207 and Route 208 crossroads in Campbell Hall. It carries R-4A Rural Preserve zoning. The building’s existing features and any continued, proposed, or preexisting nonconforming uses should be independently verified with the Town of Hamptonburgh and applicable agencies.
Key Highlights
- Approximately 6.2‑acre warehouse property at the Route 207 and Route 208 crossroads
- Circa‑1940 brick warehouse and storage building
- Oversized overhead door with loading area
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
$31,300
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
6.27%
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%
$626,000
$626.0K
Cap Rate 7%
$447,143
$447.1K
Cap Rate 9%
$347,778
$347.8K
Market Conditions
NOI Build-Up for 3,160 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
$44.4K $14.04/SF
− Vacancy
−$7.5K −$2.39/SF
EGI
$36.8K $11.65/SF
− OpEx
−$5.5K −$1.75/SF
NOI
$31.3K $9.91/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
15.00%
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%
$626,000
Cap Rate 7%
$447,143
Cap Rate 9%
$347,778
Alternative Uses
Best Use
Warehouse
$447.1K
$391.3K – $521.7K
NOI $31,300 @ 7.0% cap · market cap 6.27%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.07M
$936.5K – $1.25M
NOI $74,918 @ 7.0% cap · market cap 15.01%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
37
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10916, NY
4,604
Population
1,545
Households
3
Avg Household Size
45
Median Age
45%
College-Educated
97%
High-School Grad
23.5 sq mi
ZIP Area
196
Density / Sq Mi
$115,227
Median Household Income
$54,621
Median Earnings
$1,196
Median Rent
$468,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - Cleared, landscaped grounds provide private parking and multiple exterior entry points for a rural warehouse property.
Where is this warehouse located?
The property is located at 3480 Route 208 Camp Bell Hall, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Approximately 6.2‑acre warehouse property at the Route 207 and Route 208 crossroads; Circa‑1940 brick warehouse and storage building; Oversized overhead door with loading area
