Professional Office/Medical Building
For Sale
Contact for pricing
1325 Rute 44, Pleasant Valley, NY 12569
Proposed 2-story office/medical building on Route 44, Pleasant Valley.
Property Size10,218 SF
Price / SF$190.84
Days on Market2843
Property Features for 1325 Rute 44
General Information
Standard status
Active
Size
10,218 SF
Class
A
Property subtype
Office
Building Details
Stories
2
Listing Agency:
CR Properties Group LLC
(845) 485-3100
Listed By:
Thomas Cervone · License #NY 49CE0922865
Source:
Crexi
Added: Nov 7, 2018
Changed: Aug 8
Last Checked: Aug 18 at 5:16AM
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 CR Properties Group LLC
Investment Insights
Based on property information with market context.
A proposed 2-story professional office and medical building is available for sale or lease. The property is located on U.S. Route 44 in Pleasant Valley. The property size is 10218 square feet and is suitable for commercial real estate, office buildings, office spaces, and medical office space.
Key Highlights
- Proposed 2‑story professional office / medical building
- Located on U.S. Route 44
- Located in Pleasant Valley
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
$164,612
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
8.44%
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%
$3,292,240
$3.3M
Cap Rate 7%
$2,351,600
$2.4M
Cap Rate 9%
$1,829,022
$1.8M
Market Conditions
NOI Build-Up for 10,218 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
$306.5K $30.00/SF
− Vacancy
−$32.2K −$3.15/SF
EGI
$274.4K $26.85/SF
− OpEx
−$109.7K −$10.74/SF
NOI
$164.6K $16.11/SF
Area
Dutchess County, NY
Vacancy
10.50%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
40.00%
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%
$3,292,240
Cap Rate 7%
$2,351,600
Cap Rate 9%
$1,829,022
Alternative Uses
Best Use
Healthcare Medical
$2.35M
$2.06M – $2.74M
NOI $164,612 @ 7.0% cap · market cap 8.44%
Second Best
Office B
$2.34M
$2.04M – $2.73M
NOI $163,545 @ 7.0% cap · market cap 8.39%
Theoretical Best
Office A
$3.08M
$2.69M – $3.59M
NOI $215,306 @ 7.0% cap · market cap 11.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
5
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12569, NY
10,177
Population
4,266
Households
2.4
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
33.3 sq mi
ZIP Area
306
Density / Sq Mi
$113,902
Median Household Income
$57,791
Median Earnings
$1,925
Median Rent
$349,900
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Medical Office Space - Proposed 2-story office/medical building on Route 44, Pleasant Valley.
Where is this medical office space located?
The property is located at 1325 Rute 44 Pleasant Valley, NY.
What is the asking price?
The asking price for this property is $1,950,000.
What are key features of this property?
This property features: Proposed 2‑story professional office / medical building; Located on U.S. Route 44; Located in Pleasant Valley
