Improved Industrial Land
For Sale
$679,999
Pending
350 Newport Bridge Rd, Pine Island, NY 10969
Four-parcel industrial and agricultural land offering anchored by a 7,600 SF industrial-style building with loading dock.
Property Size7,600 SF
Lot Size39.80 Acres
Days on Market133
Property Features for 350 Newport Bridge Rd
General Information
Standard status
Pending
Size
7,600 SF
Lot size
39.80 Acres
Property subtype
Commercial
Zoning
COM-1
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$2,024
Building Details
Building Size
7,600 SF
Year Built
1978
Listing Agency:
Tactical Realty LLC
Listed By:
Steven Moreau · License #10491208521
(845) 218-5000
Source:
Elliman
Added: Apr 27
Changed: Aug 23
Last Checked: Sep 5 at 11:10AM
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.
The sale includes four parcels totaling approximately 39.8 acres, anchored by a strategically located, improved site at 350 Newport Bridge Rd. The primary 15.60-acre parcel is zoned COM-1 within the Warwick Valley School District, with three additional parcels totaling approximately 11.9 acres, 6.3 acres, and 6 acres that can support expansion, subdivision, or long-term land banking. Improvements include a 7,600 sq ft industrial-style building constructed in 1978, featuring concrete flooring, a loading dock, oversized commercial access doors, and strong electrical capacity. A high-producing well is located outside the building for potential future use.
The portfolio benefits from agricultural (“AG”) exemption status supported by $10,150 in annual income. Access is described as being approximately 1.2 miles from the New Jersey border, with convenient access to Route 17, I-87, and I-84, and within approximately 57 miles of New York City.
Overall, the combination of an improved industrial building, multi-parcel configuration, and AG exemption income provides a flexible structure for buyers seeking land and facility optionality.
The portfolio benefits from agricultural (“AG”) exemption status supported by $10,150 in annual income. Access is described as being approximately 1.2 miles from the New Jersey border, with convenient access to Route 17, I-87, and I-84, and within approximately 57 miles of New York City.
Overall, the combination of an improved industrial building, multi-parcel configuration, and AG exemption income provides a flexible structure for buyers seeking land and facility optionality.
Key Highlights
- Sale includes four parcels totaling approx. 39.8 acres, anchored by 350 Newport Bridge Rd in Warwick, NY
- Primary 15.60‑acre parcel (10‑1‑36) zoned COM‑1 within Warwick Valley School District
- 7,600 SF industrial‑style building (1978) with concrete flooring, loading dock, and oversized commercial access doors
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
$61,995
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
9.12%
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%
$1,239,900
$1.2M
Cap Rate 7%
$885,643
$885.6K
Cap Rate 9%
$688,833
$688.8K
Market Conditions
NOI Build-Up for 7,600 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
$106.7K $14.04/SF
− Vacancy
−$18.1K −$2.39/SF
EGI
$88.6K $11.65/SF
− OpEx
−$26.6K −$3.50/SF
NOI
$62.0K $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%
$1,239,900
Cap Rate 7%
$885,643
Cap Rate 9%
$688,833
Alternative Uses
Best Use
Industrial
$885.6K
$774.9K – $1.03M
NOI $61,995 @ 7.0% cap · market cap 9.12%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.57M
$2.25M – $3.00M
NOI $180,182 @ 7.0% cap · market cap 26.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 10969, NY
1,282
Population
478
Households
2.7
Avg Household Size
43
Median Age
28%
College-Educated
95%
High-School Grad
10.9 sq mi
ZIP Area
118
Density / Sq Mi
$154,127
Median Household Income
$62,008
Median Earnings
$397,700
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?
Manufacturing property - Four-parcel industrial and agricultural land offering anchored by a 7,600 SF industrial-style building with loading dock.
Where is this manufacturing property located?
The property is located at 350 Newport Bridge Rd Pine Island, NY.
What is the asking price?
The asking price for this property is $679,999.
What are key features of this property?
This property features: Sale includes four parcels totaling approx. 39.8 acres, anchored by 350 Newport Bridge Rd in Warwick, NY; Primary 15.60‑acre parcel (10‑1‑36) zoned COM‑1 within Warwick Valley School District; 7,600 SF industrial‑style building (1978) with concrete flooring, loading dock, and oversized commercial access doors
