Retail Demonstration
For Sale
Contact for pricing
8 Industrial Ln, New Rochelle, NY 10805
Freestanding retail/demo property positioned between major retailers with direct access to I-95 and Route 1 corridors.
Property Size21,993 SF
Price / SF$263.72
Days on Market112
Property Features for 8 Industrial Ln
General Information
Standard status
Active
Size
21,993 SF
Property subtype
INDUSTRIAL
Additional Details
Highway Access
Yes
Listing Agency:
Choyce Peterson
(203) 356-9600
Listed By:
Scott Peterson
(203) 952-3321
Source:
Moodyscre
Added: Jun 16
Changed: Sep 10
Last Checked: Oct 4 at 11:00AM
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 Choyce Peterson
Investment Insights
Based on property information with market context.
This for-sale retail and demonstration property offers a single building configuration totaling approximately 21,993 square feet, available for the first time in two decades. The asset is designed for retail use and on-site customer demonstration, supporting brands that need space for viewing products and facilitating in-store presentation.
Located in New Rochelle, the building sits between Home Depot and Costco, placing it within a concentrated commercial node. It is about 1/3 mile to I-95 and Route 1, and roughly three miles from the northern edge of New York City, offering straightforward regional access for both customers and deliveries.
For tenants, buyers, and operators seeking a larger format retail/demo site, the location and proximity to interstate and arterial routes can be valuable for drawing customers from New York City and its northern suburbs. The established retail adjacency to Home Depot and Costco may also support firms looking to benefit from an area already anchored by high-traffic retail destinations.
Located in New Rochelle, the building sits between Home Depot and Costco, placing it within a concentrated commercial node. It is about 1/3 mile to I-95 and Route 1, and roughly three miles from the northern edge of New York City, offering straightforward regional access for both customers and deliveries.
For tenants, buyers, and operators seeking a larger format retail/demo site, the location and proximity to interstate and arterial routes can be valuable for drawing customers from New York City and its northern suburbs. The established retail adjacency to Home Depot and Costco may also support firms looking to benefit from an area already anchored by high-traffic retail destinations.
Key Highlights
- Freestanding retail/demonstration property at 8 Industrial Lane in New Rochelle
- Positioned between Home Depot and Costco
- About 1/3 mile to I‑95 and Route 1
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
$465,031
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
8.02%
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%
$9,300,620
$9.3M
Cap Rate 7%
$6,643,300
$6.6M
Cap Rate 9%
$5,167,011
$5.2M
Market Conditions
NOI Build-Up for 21,993 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
$765.4K $34.80/SF
− Vacancy
−$101.0K −$4.59/SF
EGI
$664.3K $30.21/SF
− OpEx
−$199.3K −$9.06/SF
NOI
$465.0K $21.14/SF
Area
Westchester County, NY
Vacancy
13.20%
Lease Rate
$34.80 /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%
$9,300,620
Cap Rate 7%
$6,643,300
Cap Rate 9%
$5,167,011
Alternative Uses
Best Use
Retail
$6.64M
$5.81M – $7.75M
NOI $465,031 @ 7.0% cap · market cap 8.02%
Second Best
—
—
no second resolved use
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
802
Businesses Nearby
340k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 47%
Shops & Services 28%
Home Improvements & Furnishings 23%
Dining 2%
Costco Wholesale
Superstores
159,093 visits/mo
0.2 miles
The Home Depot
Home Improvements & Furnishings
70,207 visits/mo
0.1 miles
Costco Gasoline
Shops & Services
59,892 visits/mo
0.1 miles
Bank of America
Shops & Services
14,729 visits/mo
0.3 miles
Dunkin' Donuts
Dining
8,165 visits/mo
0.3 miles
Demographics for 10805, NY
18,479
Population
8,731
Households
2.1
Avg Household Size
44
Median Age
35%
College-Educated
82%
High-School Grad
1.7 sq mi
ZIP Area
10,870
Density / Sq Mi
$89,964
Median Household Income
$53,513
Median Earnings
$2,018
Median Rent
$338,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Retail space - Freestanding retail/demo property positioned between major retailers with direct access to I-95 and Route 1 corridors.
Where is this retail space located?
The property is located at 8 Industrial Ln New Rochelle, NY.
What is the asking price?
The asking price for this property is $5,800,000.
What are key features of this property?
This property features: Freestanding retail/demonstration property at 8 Industrial Lane in New Rochelle; Positioned between Home Depot and Costco; About 1/3 mile to I‑95 and Route 1
