Three-Story Office
For Sale
$1,800,000
60 N Main Street, Spring Valley, NY 10977
Three-story office building with additional basement storage and multiple room configurations for flexible use.
Property Size4,000 SF
Days on Market53
Property Features for 60 N Main Street
General Information
Standard status
Active
Size
4,000 SF
Total Parking Spaces
8
Property subtype
Commercial
Zoning
GB
Taxes and HOA fees
Annual Taxes
$32,640
Building Details
Building Size
4,000 SF
Buildings
1
Stories
3
Listing Agency:
Landslide Realty Corp
(845) 352-2040
Listed By:
Moshe Hopstein
(845) 352-2040
Source:
Cohenandcohenrealty
Added: Jul 2
Changed: Aug 23
Last Checked: Aug 23 at 3:10AM
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 Landslide Realty Corp
Investment Insights
Based on property information with market context.
This three-story commercial office building includes an additional basement level offering unfinished space suitable for storage. The first floor provides flexible interior space with multiple rooms, allowing the layout to be tailored to a tenant’s operating needs. The second floor is set up with professional offices plus a large hall for meetings or events. The third floor includes a grand hall along with multiple office rooms, creating a workable mix of open and enclosed space.
The property is located at 60 N Main St in Spring Valley, NY, and is described as having high visibility with easy access and ample parking.
Overall, the building’s multi-level configuration supports a range of office-oriented uses and centralized operations across floors.
The property is located at 60 N Main St in Spring Valley, NY, and is described as having high visibility with easy access and ample parking.
Overall, the building’s multi-level configuration supports a range of office-oriented uses and centralized operations across floors.
Key Highlights
- 3‑story commercial office building with additional basement space
- Basement includes unfinished space for storage
- 1st floor offers flexible space with multiple rooms
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
$114,075
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
6.34%
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%
$2,281,500
$2.3M
Cap Rate 7%
$1,629,643
$1.6M
Cap Rate 9%
$1,267,500
$1.3M
Market Conditions
NOI Build-Up for 4,000 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
$180.0K $45.00/SF
− Vacancy
−$27.9K −$6.98/SF
EGI
$152.1K $38.03/SF
− OpEx
−$38.0K −$9.51/SF
NOI
$114.1K $28.52/SF
Area
Rockland County, NY
Vacancy
15.50%
Lease Rate
$45.00 /SF/Yr
Expense Ratio
25.00%
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%
$2,281,500
Cap Rate 7%
$1,629,643
Cap Rate 9%
$1,267,500
Alternative Uses
Best Use
Office B
$1.63M
$1.43M – $1.90M
NOI $114,075 @ 7.0% cap · market cap 6.34%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.64M
$2.31M – $3.09M
NOI $185,130 @ 7.0% cap · market cap 10.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,358
Businesses Nearby
Explore this area
Business Placement
Demographics for 10977, NY
71,049
Population
17,339
Households
4.1
Avg Household Size
24
Median Age
23%
College-Educated
77%
High-School Grad
11.3 sq mi
ZIP Area
6,288
Density / Sq Mi
$77,724
Median Household Income
$33,129
Median Earnings
$1,711
Median Rent
$602,300
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Three-story office building with additional basement storage and multiple room configurations for flexible use.
Where is this office building located?
The property is located at 60 N Main Street Spring Valley, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 3‑story commercial office building with additional basement space; Basement includes unfinished space for storage; 1st floor offers flexible space with multiple rooms
