Industrial Property with Outdoor
For Sale
$1,800,000
907 Pulaski Highway, Goshen, NY 10924
9,000 sqft building on 5 acres with outdoor storage.
Property Size9,000 SF
Lot Size5.00 Acres
Price / SF$200
Days on Market334
Property Features for 907 Pulaski Highway
General Information
Standard status
Active
Size
9,000 SF
Lot size
5.00 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$14,312
Amenities
Central air
Ductless Cooling
Listing Agency:
RAND COMMERCIAL
(845) 744-2095
Listed By:
JOHN J LAVELLE · License #10301212320
(845) 524-2033
Source:
Corcoran
Added: Oct 14, 2025
Changed: Sep 11
Last Checked: Sep 11 at 7:56AM
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 RAND COMMERCIAL
Investment Insights
Based on property information with market context.
This property features a 9,000 sqft main building and an additional 1,000 sqft storage building located at the rear of the lot. The main building includes 25' ceilings at the peak and 17' ceilings at the eaves. It is equipped with 5 drive-in doors and 3 dock-height doors. Situated on 5 acres in the Black Dirt region, the property is zoned Agricultural Industrial (AI), which permits outdoor storage. This location is suitable for contractors or similar businesses with vehicle fleets requiring material storage. The property is currently used by an electrical contractor and includes an office area.
Key Highlights
- 9,000 sqft main building plus 1,000 sqft storage building
- Located on 5 acres in the Agricultural Industrial (AI) zone permitting outdoor storage
- 25' ceilings at the peak and 17' ceilings at the eaves**
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
$89,147
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
4.95%
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%
$1,782,940
$1.8M
Cap Rate 7%
$1,273,529
$1.3M
Cap Rate 9%
$990,522
$990.5K
Market Conditions
NOI Build-Up for 9,000 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
$126.4K $14.04/SF
− Vacancy
−$21.5K −$2.39/SF
EGI
$104.9K $11.65/SF
− OpEx
−$15.7K −$1.75/SF
NOI
$89.1K $9.91/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
15.00%
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%
$1,782,940
Cap Rate 7%
$1,273,529
Cap Rate 9%
$990,522
Alternative Uses
Best Use
Warehouse
$1.27M
$1.11M – $1.49M
NOI $89,147 @ 7.0% cap · market cap 4.95%
Second Best
Industrial
$1.05M
$917.7K – $1.22M
NOI $73,415 @ 7.0% cap · market cap 4.08%
Theoretical Best
Office A
$3.05M
$2.67M – $3.56M
NOI $213,373 @ 7.0% cap · market cap 11.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10924, NY
14,006
Population
5,178
Households
2.7
Avg Household Size
44
Median Age
42%
College-Educated
90%
High-School Grad
40.1 sq mi
ZIP Area
349
Density / Sq Mi
$114,567
Median Household Income
$64,567
Median Earnings
$1,668
Median Rent
$433,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Warehouse - 9,000 sqft building on 5 acres with outdoor storage.
Where is this warehouse located?
The property is located at 907 Pulaski Highway Goshen, NY.
What is the asking price?
The asking price for this property is $1,800,000.
What are key features of this property?
This property features: 9,000 sqft main building plus 1,000 sqft storage building; Located on 5 acres in the Agricultural Industrial (AI) zone permitting outdoor storage; 25' ceilings at the peak and 17' ceilings at the eaves**
