Building Details

Building Size 1,897 SF

Buildings 1

Listing Agency: Rand Commercial k***@randrealty.com

Listed By: John J Lavelle · License #10301212320 Show Phone

Source: Croninreale

Added: May 4 Changed: Oct 25 Last Checked: Oct 26 at 3:52AM

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Investment Insights

Based on property information with market context.

This 1,897-square-foot flex property combines office space with a three-bay garage suited to workshop and storage functions. The office includes a reception and conference area, three private offices, and a lavatory. Recent building work includes a roof, siding, retaining wall, patio, and electric garage doors. Office HVAC is provided by a mini-split system, while the garage has radiant tube heating; electrical service has also been upgraded.

The property occupies the corner of State Route 94 and Orrs Mills Road in Orange County. Paved parking accommodates 10 or more cars, and large signage is installed.

Key Highlights

• 1,897‑square‑foot flex property with three garage bays
• Office layout includes reception/conference space, three offices, and a lavatory
• Paved parking for 10+ cars

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$22,116

Cap Rate

3.16%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$442,320 $442.3K

Cap Rate 7%

$315,943 $315.9K

Cap Rate 9%

$245,733 $245.7K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,897 SF

Gross rent

$35.7K $18.84/SF

− Vacancy

−$1.7K −$0.90/SF

EGI

$34.0K $17.94/SF

− OpEx

−$11.9K −$6.28/SF

NOI

$22.1K $11.66/SF

Area

Orange County, NY

Vacancy

4.80%

Lease Rate

$18.84 /SF/Yr

Expense Ratio

35.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$442,320

Cap Rate 7%

$315,943

Cap Rate 9%

$245,733

Alternative Uses

Best Use

Flex RnD

$315.9K

$276.5K – $368.6K (±1% cap)

NOI $22,116 @ 7.0% cap · market cap 3.16%

Second Best

Industrial

$221.1K

$193.4K – $257.9K (±1% cap)

NOI $15,474 @ 7.0% cap · market cap 2.21%

Theoretical Best

Office A

$642.5K

$562.2K – $749.6K (±1% cap)

NOI $44,974 @ 7.0% cap · market cap 6.43%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Current Use

Prestige Mechanical & Construction Construction Company

Suggested Use

Top Pick Restaurant Dental Office Law Firm HVAC Service Hair Salon Skin Care Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

3

Drive-in doors

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

60

Businesses Nearby

Balanced

Demand for This Use

Explore this area Business Placement

Demographics for 12577, NY

2,280

Population

620

Households

3.7

Avg Household Size

40

Median Age

46%

College-Educated

95%

High-School Grad

7.7 sq mi

ZIP Area

296

Density / Sq Mi

$150,321

Median Household Income

$59,375

Median Earnings

$1,422

Median Rent

$460,100

Median Home Value

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

Frequently Asked Questions

What type of property is this?

Flex space - Office and workshop areas support contractor operations, with paved parking for vehicles and equipment.

Where is this flex space located?

The property is located at 4 Orrs Mills Road Salisbury Mills, NY.

What is the asking price?

The asking price for this property is $699,000.

What are key features of this property?

This property features: 1,897‑square‑foot flex property with three garage bays; Office layout includes reception/conference space, three offices, and a lavatory; Paved parking for 10+ cars