Prime Commercial Building Near
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78 S Middletown Rd, Nanuet, NY 10954
7,818 SF building on 0.76 acres near Route 59.
Property Size7,818 SF
Lot Size0.76 Acres
Price / SF$342.80
Days on Market810
Property Features for 78 S Middletown Rd
General Information
Standard status
Active
Size
7,818 SF
Lot size
0.76 Acres
Property subtype
Retail
Zoning
HC-N
Occupancy
75%
Lease Type
NNN
Building Details
Tenancy
Multi
Listing Agency:
Triforce Commercial Real Estate LLC
(845) 450-6500
Listed By:
Jason Horowitz · License #NJ - 1433362
Source:
Crexi
Added: Jun 5, 2024
Changed: Aug 23
Last Checked: Aug 22 at 1:47PM
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 Triforce Commercial Real Estate LLC
Investment Insights
Based on property information with market context.
This 7,818 square foot commercial building is situated on a 0.76-acre lot. The property is located across from the Shops of Nanuet and is positioned right off Route 59. The building offers high visibility in a high-traffic location. The property offers the opportunity for an owner to occupy 2,200 square feet for their own business.
Key Highlights
- Prime commercial location across from Shops of Nanuet and off Route 59.
- High‑traffic location with unparalleled exposure.
- 7,818 square foot building on a 0.76‑acre lot.
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
$110,098
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
4.11%
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%
$2,201,960
$2.2M
Cap Rate 7%
$1,572,829
$1.6M
Cap Rate 9%
$1,223,311
$1.2M
Market Conditions
NOI Build-Up for 7,818 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
$164.2K $21.00/SF
− Vacancy
−$6.9K −$0.88/SF
EGI
$157.3K $20.12/SF
− OpEx
−$47.2K −$6.04/SF
NOI
$110.1K $14.08/SF
Area
Rockland County, NY
Vacancy
4.20%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
30.00%
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%
$2,201,960
Cap Rate 7%
$1,572,829
Cap Rate 9%
$1,223,311
Alternative Uses
Best Use
Retail
$1.57M
$1.38M – $1.83M
NOI $110,098 @ 7.0% cap · market cap 4.11%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$5.17M
$4.52M – $6.03M
NOI $361,837 @ 7.0% cap · market cap 13.50%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
781
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10954, NY
24,248
Population
10,041
Households
2.4
Avg Household Size
44
Median Age
47%
College-Educated
90%
High-School Grad
6.9 sq mi
ZIP Area
3,514
Density / Sq Mi
$112,927
Median Household Income
$55,985
Median Earnings
$2,184
Median Rent
$502,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Stop & Shop Florist — nanuet, ny 10954
Frequently Asked Questions
What type of property is this?
Storefront property - 7,818 SF building on 0.76 acres near Route 59.
Where is this storefront property located?
The property is located at 78 S Middletown Rd Nanuet, NY.
What is the asking price?
The asking price for this property is $2,680,000.
What are key features of this property?
This property features: Prime commercial location across from Shops of Nanuet and off Route 59.; High‑traffic location with unparalleled exposure.; 7,818 square foot building on a 0.76‑acre lot.
