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    2505 Carmel Ave Brewster, NY 10509

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    For Lease
    Contact for pricing

    Prime Putnam County office suites available.

    Lot size:
    27,600 SF

    Property Features for 2505 Carmel Ave

    General Information

    Property type
    Neighborhood centers
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    27,600 SF

    Building Details

    Year Built
    1985
    Buildings
    1
    Stories
    2

    Spaces For Lease

    at 2505 Carmel Ave, Brewster, NY 10509 Contact us

    We can help!

    Listing Contact
    Scott Meshil
    Scott Meshil

    Listing Agency: Royal Properties, Inc. Listing Agent: Scott Meshil

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Overview

    Brewster Square, located at 2505 Carmel Ave, Brewster, NY 10509, offers exceptional office space opportunities in a vibrant retail center. This two-story, 27,600 square foot building, constructed in 1985, features 13 suites with 1,200 square feet currently vacant. Available spaces range from 1,100 to 7,200 square feet, perfect for businesses seeking flexible layouts. The property boasts excellent visibility from Route 6, with a daily traffic count of 10,135 vehicles, ensuring high exposure for your business. Ample parking is available for tenants and customers. Benefit from prominent pylon signage and a strong co-tenancy mix including JNR Pharmacy, Over-The-Rainbow Learning Center & Day Care, Transitions Luxury Spa & Salon, Brewster Bagels, KLM Prosthetics, Striking 101 Martial Arts, Five Brothers Pizza & Pasta, and DC Hair Studio. The location offers close proximity to Putnam Hospital Center and is surrounded by major retailers such as Kohl's, Michael's, Home Depot, Marshalls, DeCicco's Family Markets, ShopRite, Dunkin', Taco Bell, McDonald's, Starbucks, AT&T, Tops Supermarket, AutoZone, Rite Aid, and TD Bank, providing a robust customer base and convenient amenities. The property is offered on a modified gross lease. Contact us for rental details and to schedule a viewing.
    Property Profile Location Intelligence

    Current Use by Public Records

    Brewster Square Business Service Center Transitions Day Spa Alternative Medicine Practice JV Bagels Brewster (Bike/Boat/Book/etc) Store STRIKING 101 MIXED ... Training Center Gureasko Moore David ... Physician

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brewster
    County
    Putnam
    State
    New York
    Longitude
    -73.6327406
    Latitude
    41.3985755

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    FAQs

    What type of property is this?
    Neighborhood center - Prime Putnam County office suites available.
    Where is this neighborhood center located?
    The property is located at 2505 Carmel Ave Brewster, NY.
    What are key features of this property?
    This property features: 27,600 square feet of gross leasable area (GLA).; Close proximity to Putnam Hospital Center.; High visibility from Route 6 with 10,135 daily vehicles.
    (914) 237-3400 Call to check price and availability
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    2505 Carmel Ave Brewster, NY 10509
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    2505 Carmel Ave Brewster, NY 10509
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    Contact for Pricing
    Please call us for current price
    and status of this listing Scott Meshil
    Scott Meshil
    (914) 237-3400
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