Mixed-Use Building with
For Sale
$9,750,000
90-100 Orange Avenue, Suffern, NY 10901
Commercial Sale, Suffern, NY
Property Size42,000 SF
Lot Size0.91 Acres
Price / SF$232.14
Days on Market173
Property Features for 90-100 Orange Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
05
Parking
39
Directions
Rt 59 West to the very end which turns into Lafayette Ave Village of Suffern. Last building on the Right- The Komesky Building.
Standard status
Active
APN
392607-054-035-0001-003-000-0000
Lot size
0.91 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
103790
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Baseboard
Cooling system
Wall/Window Unit(s), Central Air, Window Unit(s)
Water source
Public
Building Details
Number of units
31
Building materials
Block, Brick
Listing Agency:
Delaney Realty
(845) 357-2141
Listed By:
Patricia A Delaney
(845) 821-1127
Added: Feb 28
Changed: Aug 20
Last Checked: Aug 20 at 7:06AM
MLS# 965861
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.
The Comesky Building is a 42,000 SF mixed-use property containing 14 residential apartments, 3 live-work lofts, and 14 commercial spaces. Built in 1916, the building has been updated inside and out, with a recently replaced roof and separate gas and electric metering for every space. Heating includes baseboard and forced air systems, while cooling is provided by wall, window, and central air units.
The property occupies 0.91 acres in Suffern, overlooking the Ramapo Mountains and the village entrance. A private parking lot behind the building provides 39 lined spaces, with additional free on-street parking for patrons. The building is across from the bus station serving NYC and two blocks from the train station. All spaces are currently leased, with long-term tenants in place, and the property must be sold together with 24 Lafayette Ave because of the shared private parking lot.
The property occupies 0.91 acres in Suffern, overlooking the Ramapo Mountains and the village entrance. A private parking lot behind the building provides 39 lined spaces, with additional free on-street parking for patrons. The building is across from the bus station serving NYC and two blocks from the train station. All spaces are currently leased, with long-term tenants in place, and the property must be sold together with 24 Lafayette Ave because of the shared private parking lot.
Key Highlights
- 14 residential apartments, 3 live‑work lofts, and 14 commercial spaces
- 100% leased with long‑term tenants, including occupants in place for 10‑20 yrs or longer
- 42,000 SF mixed‑use building on 0.91 acres
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
Lease Details
17
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Utilities to site
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 - The property combines residential apartments, live-work lofts, and commercial suites in one updated building.
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: 14 residential apartments, 3 live‑work lofts, and 14 commercial spaces; 100% leased with long‑term tenants, including occupants in place for 10‑20 yrs or longer; 42,000 SF mixed‑use building on 0.91 acres
