Office Building with Recreation
For Sale
$1,299,000
86 Maple Avenue, New City, NY 10956
SINGLE_FAMILY - New City, NY
Property Size3,527 SF
Lot Size0.34 Acres
Price / SF$368.30
Days on Market119
Property Features for 86 Maple Avenue
General Information
Property type
Residential
Property subtype
Office
Standard status
Active
APN
392089-043-019-0002-033-000-0000
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
25555
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Natural Gas
Cooling system
Ductless
Water source
Public
Amenities
recreation room
offices
bathrooms
kitchens
Building Details
Building materials
Frame
Listing Agency:
Keller Williams Hudson Valley · Keller Williams Realty
(845) 639-0300
Listed By:
Meyer Stoessel · License #10401320890
(845) 746-7569
Added: Apr 20
Changed: Jul 30
Last Checked: Aug 16 at 9:06PM
MLS# 988045
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office building offers over 3,527 SF of commercial space designed around an internal mix of work areas and common-use rooms. The building features a large recreation room, eight offices, four bathrooms, and two kitchens, along with frame construction and forced-air heating. Cooling is provided via ductless systems.
The property sits on a 0.34-acre lot with a parking lot outside that provides 25+ parking spaces. It is served by public water and public sewer.
The existing layout also includes several practical support spaces, including multiple kitchens and bathrooms, which can be helpful for office operations and certain care or service uses. There is also stated potential to build an additional floor, which may expand future possibilities for the building.
The property sits on a 0.34-acre lot with a parking lot outside that provides 25+ parking spaces. It is served by public water and public sewer.
The existing layout also includes several practical support spaces, including multiple kitchens and bathrooms, which can be helpful for office operations and certain care or service uses. There is also stated potential to build an additional floor, which may expand future possibilities for the building.
Key Highlights
- Over 3,527 SF of commercial space in an office building
- Large recreation room plus eight offices
- Four bathrooms and two kitchens
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
$100,586
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
7.74%
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%
$2,011,720
$2.0M
Cap Rate 7%
$1,436,943
$1.4M
Cap Rate 9%
$1,117,622
$1.1M
Market Conditions
NOI Build-Up for 3,527 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
$158.7K $45.00/SF
− Vacancy
−$24.6K −$6.98/SF
EGI
$134.1K $38.03/SF
− OpEx
−$33.5K −$9.51/SF
NOI
$100.6K $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%
$2,011,720
Cap Rate 7%
$1,436,943
Cap Rate 9%
$1,117,622
Alternative Uses
Best Use
Office B
$1.44M
$1.26M – $1.68M
NOI $100,586 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$2.33M
$2.04M – $2.72M
NOI $163,238 @ 7.0% cap · market cap 12.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,477
Businesses Nearby
Explore this area
Business Placement
Demographics for 10956, NY
32,499
Population
9,892
Households
3.3
Avg Household Size
44
Median Age
58%
College-Educated
94%
High-School Grad
15.4 sq mi
ZIP Area
2,110
Density / Sq Mi
$179,060
Median Household Income
$70,565
Median Earnings
$2,256
Median Rent
$629,200
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?
Office building - Office building on H2 zoning with a recreation room, multiple offices, and public utilities including public sewer and water.
Where is this office building located?
The property is located at 86 Maple Avenue New City, NY.
What is the asking price?
The asking price for this property is $1,299,000.
What are key features of this property?
This property features: Over 3,527 SF of commercial space in an office building; Large recreation room plus eight offices; Four bathrooms and two kitchens
