Suffern Mixed-Use Investment
For Sale
$9,750,000
90-100 Orange Avenue, Suffern, NY 10901
Fully leased mixed-use building with residential, commercial, and live-work spaces.
Property Size42,000 SF
Lot Size0.91 Acres
Price / SF$232.14
Days on Market173
Property Features for 90-100 Orange Avenue
General Information
Standard status
Active
Size
42,000 SF
Lot size
0.91 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$103,790
Amenities
Central air
Baseboard Heating
Central Air Cooling
Forced Air Heating
Listing Agency:
DELANEY REALTY
(845) 357-2141
Listed By:
PATRICIA A DELANEY
Source:
Corcoran
Added: Feb 28
Changed: Aug 8
Last Checked: Aug 8 at 6:05AM
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 DELANEY REALTY
Investment Insights
Based on property information with market context.
This is a mixed-use property located in Suffern, NY, featuring 14 residential apartments, 3 live-work lofts, and 14 commercial spaces. The property is 100% leased with long-term tenants. The building, known as "THE COMESKY BUILDING", was built in 1916 and offers 42,000 square feet of space on a 0.91-acre lot. It is in updated condition, both inside and out, and has a recently replaced roof. The property includes a private parking lot behind the building with 39 lined spots, as well as free on-street parking. All spaces are separately metered for gas and electric. The building is located across the street from a bus station to NYC and two blocks from a train station. The property must be sold together with 24 Lafayette Ave due to the private parking lot. It overlooks the Ramapo Mountains and the entrance to the Village of Suffern.
Key Highlights
- 100% leased with long‑term tenants (10‑20 years or longer) providing immediate income.
- Landmark 1916 building in impeccable, updated condition with a recently replaced roof.
- Diverse mix of units: 14 residential apartments, 3 live‑work lofts, and 14 commercial spaces.
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
$688,301
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
7.06%
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%
$13,766,020
$13.8M
Cap Rate 7%
$9,832,871
$9.8M
Cap Rate 9%
$7,647,789
$7.6M
Market Conditions
NOI Build-Up for 42,000 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
$1.34M $31.80/SF
− Vacancy
−$84.1K −$2.00/SF
EGI
$1.25M $29.80/SF
− OpEx
−$563.2K −$13.41/SF
NOI
$688.3K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$13,766,020
Cap Rate 7%
$9,832,871
Cap Rate 9%
$7,647,789
Alternative Uses
Best Use
Office B
$17.11M
$14.97M – $19.96M
NOI $1,197,788 @ 7.0% cap · market cap 12.29%
Second Best
Apartment 5plus
$9.83M
$8.60M – $11.47M
NOI $688,301 @ 7.0% cap · market cap 7.06%
Theoretical Best
Specialty Retail
$27.77M
$24.30M – $32.40M
NOI $1,943,865 @ 7.0% cap · market cap 19.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
708
Businesses Nearby
Explore this area
Business Placement
Demographics for 10901, NY
25,145
Population
9,674
Households
2.6
Avg Household Size
42
Median Age
48%
College-Educated
90%
High-School Grad
23.5 sq mi
ZIP Area
1,070
Density / Sq Mi
$114,651
Median Household Income
$59,561
Median Earnings
$1,746
Median Rent
$490,700
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?
Mixed-use property - Fully leased mixed-use building with residential, commercial, and live-work spaces.
Where is this mixed-use property located?
The property is located at 90-100 Orange Avenue Suffern, NY.
What is the asking price?
The asking price for this property is $9,750,000.
What are key features of this property?
This property features: 100% leased with long‑term tenants (10‑20 years or longer) providing immediate income.; Landmark 1916 building in impeccable, updated condition with a recently replaced roof.; Diverse mix of units: 14 residential apartments, 3 live‑work lofts, and 14 commercial spaces.
