Storage and Distribution
For Sale
$3,675,000
Pending
912 Pulaski Highway, Goshen, NY 10924
Well-maintained 34,000 sq. ft. storage and distribution facility for sale.
Property Size41,000 SF
Days on Market203
Property Features for 912 Pulaski Highway
General Information
Standard status
Pending
Size
41,000 SF
Property subtype
Industrial
Taxes and HOA fees
Annual Taxes
$41,948
Building Details
Building Size
41,000 SF
Listing Agency:
R J Katz Realty
(845) 796-2624
Listed By:
Arthur R. Knapp · License #10371201599
Source:
Resortrealtycatskills
Added: Feb 2
Changed: Aug 23
Last Checked: Aug 23 at 5:10AM
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 R J Katz Realty
Investment Insights
Based on property information with market context.
This well-maintained storage and distribution facility is located on 912 Pulaski Highway in Pine Island, New York, approximately 7 minutes from Route 17 (I-86). The building offers about 34,000 square feet of space, featuring a large staging area and easy access to all loading doors. Functional office space and a break room with facilities are included. The property also features dry storage and an insulated room measuring 80 feet by 50 feet, as well as shipping docks. Ample electricity is available throughout the building, with a 240/3 phase electrical supply. The warehouse ceiling height ranges from 11 to 18 feet. The location has a bike score of 7, indicating it is somewhat bikeable, and a walk score of 4, indicating car dependence.
Key Highlights
- Convenient location: just 7 minutes from Route 17 (I‑86) on 912 Pulaski Highway.
- Large 34,000 sq. ft. storage and distribution facility.
- Ample electricity: 240/3 phase electrical supply.
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
$336,777
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
9.16%
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%
$6,735,540
$6.7M
Cap Rate 7%
$4,811,100
$4.8M
Cap Rate 9%
$3,741,967
$3.7M
Market Conditions
NOI Build-Up for 34,000 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
$477.4K $14.04/SF
− Vacancy
−$81.2K −$2.39/SF
EGI
$396.2K $11.65/SF
− OpEx
−$59.4K −$1.75/SF
NOI
$336.8K $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%
$6,735,540
Cap Rate 7%
$4,811,100
Cap Rate 9%
$3,741,967
Alternative Uses
Best Use
Warehouse
$4.81M
$4.21M – $5.61M
NOI $336,777 @ 7.0% cap · market cap 9.16%
Second Best
Industrial
$3.96M
$3.47M – $4.62M
NOI $277,346 @ 7.0% cap · market cap 7.55%
Theoretical Best
Office A
$11.52M
$10.08M – $13.43M
NOI $806,077 @ 7.0% cap · market cap 21.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
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
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Distribution center - Well-maintained 34,000 sq. ft. storage and distribution facility for sale.
Where is this distribution center located?
The property is located at 912 Pulaski Highway Goshen, NY.
What is the asking price?
The asking price for this property is $3,675,000.
What are key features of this property?
This property features: Convenient location: just 7 minutes from Route 17 (I‑86) on 912 Pulaski Highway.; Large 34,000 sq. ft. storage and distribution facility.; Ample electricity: **240/3 phase electrical supply.**
