Two-Story Retail Building with
For Sale
$2,600,000
75 E Central Avenue, Pearl River, NY 10965
Completely renovated two-story building offers an elevator plus a separate entrance for the second floor.
Property Size7,500 SF
Days on Market47
Property Features for 75 E Central Avenue
General Information
Standard status
Active
Size
7,500 SF
Total Parking Spaces
5
Taxes and HOA fees
Annual Taxes
$37,889
Amenities
Accessible Elevator Installed, Accessible Entrance
Central Air
Forced Air, Natural Gas
Gas Water Heater
Assigned, Off Street, On Street, Parking Lot, Private
Building Details
Building Size
7,500 SF
Stories
2
Listing Agency:
Joyce Realty Corp
(845) 480-2634
Listed By:
Joseph Sclafani · License #40SC0859313
(845) 480-2634
Source:
Evrealestate
Added: Jul 9
Changed: Aug 24
Last Checked: Aug 23 at 8:33AM
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 Joyce Realty Corp
Investment Insights
Based on property information with market context.
Completely renovated two-story retail building for sale featuring an elevator and a separate entrance available for the second floor. The property includes a kitchen area and utilities such as cooling, heating, and lighting.
The building is located in downtown Pearl River, near bus service and close to shops and restaurants. It is also described as being two blocks from the train station to Manhattan, with high visibility and high traffic count, and proximity to the NJ border.
Parking is addressed with private parking available, assigned parking, and a backyard space behind the building, along with unlimited municipal parking. A range of business uses is referenced in the remarks, including retail, restaurant, salon, spa, medical office, and wellness-related concepts.
The building is located in downtown Pearl River, near bus service and close to shops and restaurants. It is also described as being two blocks from the train station to Manhattan, with high visibility and high traffic count, and proximity to the NJ border.
Parking is addressed with private parking available, assigned parking, and a backyard space behind the building, along with unlimited municipal parking. A range of business uses is referenced in the remarks, including retail, restaurant, salon, spa, medical office, and wellness-related concepts.
Key Highlights
- Completely renovated two‑story commercial building for sale in downtown Pearl River
- Elevator access plus a separate entrance for the second floor
- Private parking available, with assigned parking and a backyard space behind the building
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
$213,891
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
8.23%
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%
$4,277,820
$4.3M
Cap Rate 7%
$3,055,586
$3.1M
Cap Rate 9%
$2,376,567
$2.4M
Market Conditions
NOI Build-Up for 7,500 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
$337.5K $45.00/SF
− Vacancy
−$52.3K −$6.98/SF
EGI
$285.2K $38.03/SF
− OpEx
−$71.3K −$9.51/SF
NOI
$213.9K $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%
$4,277,820
Cap Rate 7%
$3,055,586
Cap Rate 9%
$2,376,567
Alternative Uses
Best Use
Office B
$3.06M
$2.67M – $3.56M
NOI $213,891 @ 7.0% cap · market cap 8.23%
Second Best
Healthcare Medical
$2.47M
$2.16M – $2.88M
NOI $172,935 @ 7.0% cap · market cap 6.65%
Theoretical Best
Specialty Retail
$4.96M
$4.34M – $5.79M
NOI $347,119 @ 7.0% cap · market cap 13.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,269
Businesses Nearby
Explore this area
Business Placement
Demographics for 10965, NY
15,342
Population
5,937
Households
2.6
Avg Household Size
44
Median Age
47%
College-Educated
88%
High-School Grad
5.2 sq mi
ZIP Area
2,950
Density / Sq Mi
$136,970
Median Household Income
$67,163
Median Earnings
$2,036
Median Rent
$560,200
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?
Retail space - Completely renovated two-story building offers an elevator plus a separate entrance for the second floor.
Where is this retail space located?
The property is located at 75 E Central Avenue Pearl River, NY.
What is the asking price?
The asking price for this property is $2,600,000.
What are key features of this property?
This property features: Completely renovated two‑story commercial building for sale in downtown Pearl River; Elevator access plus a separate entrance for the second floor; Private parking available, with assigned parking and a backyard space behind the building
