Modern School Facility with
For Sale
$3,999,999
43 Freeland Street, Monroe, NY 10950
Private gated property with a flexible institutional layout, residential accommodations, and on-site parking.
Property Size12,000 SF
Lot Size2.90 Acres
Price / SF$333.33
Days on Market150
Property Features for 43 Freeland Street
General Information
Standard status
Active
Size
12,000 SF
Lot size
2.90 Acres
Property subtype
Commercial
Zoning
SR-20
Taxes and HOA fees
Annual Taxes
$32,915
Building Details
Building Size
12,000 SF
Year Built
2020
Buildings
1
Stories
2
Units
2
Abandoned
No
Listing Agency:
Nazma Real Estate LLC
(845) 893-2920
Listed By:
Nazma Sooknanan
(845) 893-2920
Source:
Cohenandcohenrealty
Added: Mar 13
Changed: Aug 6
Last Checked: Aug 8 at 12:07PM
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 Nazma Real Estate LLC
Investment Insights
Based on property information with market context.
Located at 43 Freeland Street in the Village of Monroe, this 12,000-square-foot school property was constructed in 2020 on 2.9 acres behind a private gate. The facility is currently leased and arranged for institutional and residential occupancy, including use as a private high school with dormitory accommodations and residential units. Its interior program includes four full kitchens, 15 bedrooms, and 28 bathrooms, supporting a substantial live-work or educational configuration.
The property provides parking for 15+ vehicles and combines controlled access with proximity to shopping, services, and major roadways. Zoning is SR-20. Potential applications identified for the property include educational, daycare, residential program, office, wellness, medical, retreat, hospitality, or event uses, subject to municipal approvals and applicable zoning requirements.
The property provides parking for 15+ vehicles and combines controlled access with proximity to shopping, services, and major roadways. Zoning is SR-20. Potential applications identified for the property include educational, daycare, residential program, office, wellness, medical, retreat, hospitality, or event uses, subject to municipal approvals and applicable zoning requirements.
Key Highlights
- 12,000‑square‑foot multi‑use building on 2.9 acres
- Built in 2020 with modern construction
- Currently configured as a private high school with dormitory and residential units
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
$224,465
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
5.61%
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%
$4,489,300
$4.5M
Cap Rate 7%
$3,206,643
$3.2M
Cap Rate 9%
$2,494,056
$2.5M
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
$423.4K $35.28/SF
− Vacancy
−$15.2K −$1.27/SF
EGI
$408.1K $34.01/SF
− OpEx
−$183.7K −$15.30/SF
NOI
$224.5K $18.71/SF
Area
Orange County, NY
Vacancy
3.60%
Lease Rate
$35.28 /SF/Yr
Expense Ratio
45.00%
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%
$4,489,300
Cap Rate 7%
$3,206,643
Cap Rate 9%
$2,494,056
Alternative Uses
Best Use
Apartment 5plus
$3.21M
$2.81M – $3.74M
NOI $224,465 @ 7.0% cap · market cap 5.61%
Second Best
Mixed Use
$1.49M
$1.31M – $1.74M
NOI $104,490 @ 7.0% cap · market cap 2.61%
Theoretical Best
Office A
$4.06M
$3.56M – $4.74M
NOI $284,498 @ 7.0% cap · market cap 7.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
445
Businesses Nearby
Explore this area
Business Placement
Demographics for 10950, NY
62,741
Population
17,531
Households
3.6
Avg Household Size
21
Median Age
26%
College-Educated
85%
High-School Grad
36.8 sq mi
ZIP Area
1,705
Density / Sq Mi
$77,123
Median Household Income
$38,496
Median Earnings
$1,693
Median Rent
$458,800
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
School - Private gated property with a flexible institutional layout, residential accommodations, and on-site parking.
Where is this school located?
The property is located at 43 Freeland Street Monroe, NY.
What is the asking price?
The asking price for this property is $3,999,999.
What are key features of this property?
This property features: 12,000‑square‑foot multi‑use building on 2.9 acres; Built in 2020 with modern construction; Currently configured as a private high school with dormitory and residential units
