Office Building with Cell Tower
For Sale
$6,500,000
70 Pleasant Hill Road, New Windsor, NY 12553
The full three-story property is occupied under a NNN lease through October 31, 2029, with a five-year extension option.
Property Size19,668 SF
Price / SF$330.49
Days on Market171
Property Features for 70 Pleasant Hill Road
General Information
Standard status
Active
Size
19,668 SF
Class
A
Total Parking Spaces
95
Property subtype
Commercial
Occupancy
100%
Net Operating Income
$478,752
Additional Details
Cap Rate
7.37%
Highway Access
Yes
Tenant in Place
Yes
Property Use
Office
Taxes and HOA fees
Annual Taxes
$46,576
Building Details
Building Size
19,668 SF
Year Built
1985
Buildings
1
Stories
3
Tenancy
Single
Owner Occupied
No
Listing Agency:
KW Hudson Valley United
(845) 610-6065
Listed By:
Jason L McGovern · License #10301205773
(914) 760-7331
Source:
Clairedleone
Added: May 7
Changed: Oct 23
Last Checked: Oct 23 at 6:05PM
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 KW Hudson Valley United
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Investment Insights
Based on property information with market context.
This 19,668-square-foot office building was constructed in 1985 and is fully occupied by Tectonic Engineering, which uses the property as its headquarters. The tenant leases the entire three-story building under a NNN agreement through October 31, 2029, with a five-year option to extend. The lease includes scheduled increases. Two rooftop telecommunications leases provide additional revenue. The roof was replaced two years ago, and a new HVAC system is being installed.
The property is adjacent to and visible from I-87 / the New York State Thruway. Reported 2025 performance reflects a 7.37% cap rate; the 2026 projection reflects a 7.55% cap rate. A potential 10,000-square-foot building expansion is subject to zoning approvals.
The property is adjacent to and visible from I-87 / the New York State Thruway. Reported 2025 performance reflects a 7.37% cap rate; the 2026 projection reflects a 7.55% cap rate. A potential 10,000-square-foot building expansion is subject to zoning approvals.
Key Highlights
- 19,668‑square‑foot office building, built in 1985
- Fully occupied by Tectonic Engineering, which leases the entire three‑story building
- NNN lease runs through October 31, 2029, with a 5 year option to extend
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$329,101
Cap Rate
5.06%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$6,582,020
$6.6M
Cap Rate 7%
$4,701,443
$4.7M
Cap Rate 9%
$3,656,678
$3.7M
Market Conditions
NOI Build-Up for 19,668 SF
Gross rent
$528.7K $26.88/SF
− Vacancy
−$89.9K −$4.57/SF
EGI
$438.8K $22.31/SF
− OpEx
−$109.7K −$5.58/SF
NOI
$329.1K $16.73/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$26.88 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$6,582,020
Cap Rate 7%
$4,701,443
Cap Rate 9%
$3,656,678
Alternative Uses
Best Use
Office B
$4.70M
$4.11M – $5.49M
NOI $329,101 @ 7.0% cap · market cap 5.06%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$6.66M
$5.83M – $7.77M
NOI $466,292 @ 7.0% cap · market cap 7.17%
Zoning and permitted uses should be independently verified with authorities.
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Property Analytics
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Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
52
Businesses Nearby
Explore this area
Business Placement
Demographics for 12553, NY
26,728
Population
11,150
Households
2.4
Avg Household Size
41
Median Age
35%
College-Educated
90%
High-School Grad
24.2 sq mi
ZIP Area
1,104
Density / Sq Mi
$94,207
Median Household Income
$50,749
Median Earnings
$1,612
Median Rent
$351,200
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Office building - The full three-story property is occupied under a NNN lease through October 31, 2029, with a five-year extension option.
Where is this office building located?
The property is located at 70 Pleasant Hill Road New Windsor, NY.
What is the asking price?
The asking price for this property is $6,500,000.
What are key features of this property?
This property features: 19,668‑square‑foot office building, built in 1985; Fully occupied by Tectonic Engineering, which leases the entire three‑story building; NNN lease runs through October 31, 2029, with a 5 year option to extend
