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    Multi-Entranced Office Campus Title is generated by Realmo AI

    527 Route 22, Pawling, NY 12564

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    Flexible multi-level office property with entrances on all four sides and ample parking for tailored tenant needs.

    Type:Office
    Property size:
    11,000 SF
    Lot size:
    2.00 Acres
    Price / SF:
    $222/SF
    Added:
    May 28, 2026
    Days on Market:
    11
    Last Refresh:
    Jun 6 at 3:28 am

    Property Features for 527 Route 22

    General Information

    Standard status
    Active
    Size
    11,000 SF
    Lot size
    2.00 Acres
    Property subtype
    Office

    We can help!

    Listing Contact
    Clayton C. Livingston
    Clayton C. Livingston

    Listing agent Clayton C. Livingston License #30LI0772064

    Listing office McGrath Realty Inc

    Listing date May 28, 2026

    Source Crexi

    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 McGrath Realty Inc

    HighLights

    • Office campus at 515, 517 & 527 Route 22 with over 11,000 SF on nearly 2 acres
    • Three‑level building with entrances and exits on all four sides for multiple occupancy configurations
    • Space includes executive offices, conference rooms, kitchens, reception areas, and private and shared restrooms
    • Multiple storage spaces above and below grade, plus separate utility services to support independent operation
    • Multiple access points and ample parking, with exterior yard areas
    • Built for flexible use by professional, medical, corporate, educational, creative, or administrative users

    Overview

    The property at 515, 517 & 527 Route 22 is an office campus offering three levels of professional space designed for adaptable occupancy. The layout includes multiple reception areas, executive offices, conference rooms, kitchens, and private and shared restrooms. In addition, there are multiple storage spaces above and below grade. Entrances and exits are provided on all four sides, supporting configurations for private business operations, multiple tenants, or an owner-user setup. Separate utility services and multiple access points further support easy subdivision and independent operation of different sections of the property.

    Situated on nearly 2 acres in a highly visible Route 22 location, the campus includes exterior yard areas and ample parking. The property is described as having excellent traffic exposure and provides opportunities for expansion. Convenience is also a noted benefit, with shopping, restaurants, schools, and Metro-North rail service identified as nearby within walking distance.

    For tenants, buyers, and operators, this configuration can suit a range of professional needs, including medical, corporate, educational, creative, or administrative users, based on the space types already in place. For owner-users, the ability to occupy a portion while leasing additional space aligns with the property’s described flexibility. For investors, multiple revenue streams may be achieved through subdivision supported by the existing access and utility setup.

    Local Financial Insights For Office B

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $301.0k $27.36
    − Vacancy −$66.2k −$6.02
    EGI $234.7k $21.34
    − OpEx −$58.7k −$5.34
    NOI $176.1k $16.01
    11,000 SF · lease $27.36/SF/yr · vacancy 22.00% · expense 25.00%

    Alternative Uses

    Best Use
    Office B
    $2.52M
    $2.20M – $2.93M (±1% cap)
    NOI $176,062 @ 7.0% cap · market cap 7.19%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $3.31M
    $2.90M – $3.86M (±1% cap)
    NOI $231,784 @ 7.0% cap · market cap 9.46%
    Zoning and permitted uses should be independently verified with local authorities.
    Location Intelligence

    Current Use by Public Records

    Office buildings

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pawling
    County
    Dutchess
    State
    New York
    Longitude
    -73.5944891
    Latitude
    41.5608893

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    FAQs

    What type of property is this?
    Office building - Flexible multi-level office property with entrances on all four sides and ample parking for tailored tenant needs.
    Where is this office building located?
    The property is located at 527 Route 22 Pawling, NY.
    What is the asking price?
    The asking price for this property is $2,450,000.
    What are key features of this property?
    This property features: Office campus at 515, 517 & 527 Route 22 with over 11,000 SF on nearly 2 acres; Three‑level building with entrances and exits on all four sides for multiple occupancy configurations; Space includes executive offices, conference rooms, kitchens, reception areas, and private and shared restrooms
    (914) 625-4617 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Clayton C. Livingston
    Clayton C. Livingston
    Real Estate License ID: 30LI0772064
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    527 Route 22, Pawling, NY 12564
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