Flex Space with Office and
New
For Sale
$2,300,000
40-48 Samsondale Ave, West Haverstraw, NY 10993
PLI-zoned industrial space combines vacant office, warehouse, and storage areas with occupied suites generating supplemental income.
Property Size9,832 SF
Price / SF$233.93
Days on Market5
Property Features for 40-48 Samsondale Ave
General Information
Standard status
Active
Size
9,832 SF
Property subtype
Industrial
Zoning
PLI
Warehouse & Industrial
Warehouse Space
4,655 SF
Office Build-Out
1,018 SF
Additional Details
Gross Income
$42,000
Taxes and HOA fees
Annual Taxes
$59,657
Building Details
Building Size
9,832 SF
Year Renovated
2002
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
Nova North Commercial
(845) 535-9961
Listed By:
Chaim Volvovitz · License #10401318661
(845) 535-9961
Source:
Elliman
Added: Aug 12
Changed: Aug 14
Last Checked: Aug 16 at 7:11AM
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 Nova North Commercial
Investment Insights
Based on property information with market context.
This 9,832 sq ft flex property in West Haverstraw includes 5,673 sq ft available for occupancy, with approximately 1,018 sq ft of office area and 4,655 sq ft configured for warehouse and storage use. The building was updated in 2002 and also contains two adjacent 2,100 sq ft suites occupied by month-to-month tenants, providing an existing income component alongside the available space.
Zoned PLI (Planned Light Industrial), the property is positioned near the CSX rail line at 40-48 Samsondale Ave. A railroad spur that has been used historically remains unused today. The site supports a range of permitted industrial applications, including light manufacturing, distribution, commercial trades, and storage.
Zoned PLI (Planned Light Industrial), the property is positioned near the CSX rail line at 40-48 Samsondale Ave. A railroad spur that has been used historically remains unused today. The site supports a range of permitted industrial applications, including light manufacturing, distribution, commercial trades, and storage.
Key Highlights
- 9,832 sq ft PLI‑zoned flex property in West Haverstraw
- 5,673 sq ft vacant area includes approximately 1,018 sq ft of office space
- Available portion includes 4,655 sq ft of warehouse and storage space
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
$156,063
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
6.79%
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%
$3,121,260
$3.1M
Cap Rate 7%
$2,229,471
$2.2M
Cap Rate 9%
$1,734,033
$1.7M
Market Conditions
NOI Build-Up for 9,832 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
$259.6K $26.40/SF
− Vacancy
−$19.5K −$1.98/SF
EGI
$240.1K $24.42/SF
− OpEx
−$84.0K −$8.55/SF
NOI
$156.1K $15.87/SF
Area
Rockland County, NY
Vacancy
7.50%
Lease Rate
$26.40 /SF/Yr
Expense Ratio
35.00%
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%
$3,121,260
Cap Rate 7%
$2,229,471
Cap Rate 9%
$1,734,033
Alternative Uses
Best Use
Office B
$4.01M
$3.50M – $4.67M
NOI $280,396 @ 7.0% cap · market cap 12.19%
Second Best
Flex RnD
$2.23M
$1.95M – $2.60M
NOI $156,063 @ 7.0% cap · market cap 6.79%
Theoretical Best
Specialty Retail
$6.50M
$5.69M – $7.58M
NOI $455,050 @ 7.0% cap · market cap 19.78%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
747
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10993, NY
5,113
Population
1,462
Households
3.5
Avg Household Size
39
Median Age
24%
College-Educated
90%
High-School Grad
1.2 sq mi
ZIP Area
4,261
Density / Sq Mi
$65,250
Median Household Income
$36,549
Median Earnings
$1,544
Median Rent
$323,600
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Flex space - PLI-zoned industrial space combines vacant office, warehouse, and storage areas with occupied suites generating supplemental income.
Where is this flex space located?
The property is located at 40-48 Samsondale Ave West Haverstraw, NY.
What is the asking price?
The asking price for this property is $2,300,000.
What are key features of this property?
This property features: 9,832 sq ft PLI‑zoned flex property in West Haverstraw; 5,673 sq ft vacant area includes approximately 1,018 sq ft of office space; Available portion includes 4,655 sq ft of warehouse and storage space
