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    312 And Pugsley Rd Carmel Hamlet, NY 10509
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    312 And Pugsley Rd Carmel Hamlet, NY 10509

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    • Warehouses
    • 921,100 SF
    Off-Market
    Value Estimations
    Cap Rate Potential
    Location Intelligence

    Current Use by Public Records

    • Warehouses

    Property Details for 312 And Pugsley Rd

    Year built
    2024
    Property size
    921,100 SF
    Property type
    Warehouses
    Property subtype
    Industrial properties

    Description

    This exceptional Class A industrial property, located at Route 312 and Pugsley Road Southeast in Carmel Hamlet, NY (zip code 10509), offers a total of 921,100 square feet of manufacturing, warehouse, and distribution space within a single, newly constructed (2024) building. The property features 120 loading docks and ample parking with 240 spaces. The building boasts a 40-foot ceiling height and an ESFR sprinkler system. Column spacing is primarily 54' x 45', with a 60' speed bay. The property is situated in Putnam County and offers multiple tenancy options, with a minimum divisible space of 100,000 square feet and a maximum contiguous space of 921,100 square feet. Currently, the entire 921,100 square feet is vacant and available for lease. The property provides robust power capabilities with 4000 amps available. This prime location offers easy access to major transportation routes, making it an ideal distribution hub. This is a rare opportunity to secure a large, modern industrial facility in a strategic location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Location Insight

    • Map
    • Local Demand
    City
    Carmel Hamlet
    County
    Putnam
    State
    New York
    Longitude
    -73.6352
    Latitude
    41.428

    Comparable in this City

    • Value Estimation
      $1,105,000
      60,750 SF

      66 Flds Ln

      DISTRIBUTION WAREHOUSE • 60,750 SF
      66 Flds Ln, Brewster, NY 10509-3506
      View Details
    • Value Estimation
      $530,000
      26,880 SF

      425-427 Rt 312

      DISTRIBUTION WAREHOUSE • 26,880 SF
      425-427 Rt 312, Brewster, NY 10509
      View Details
    • Value Estimation
      $620,000
      20,400 SF

      131 Flds Ln

      DISTRIBUTION WAREHOUSE • 20,400 SF
      131 Flds Ln, Brewster, NY 10509
      View Details
    • Value Estimation by Request
      1.00 Acre

      36 Starr Rdg Rd

      DISTRIBUTION WAREHOUSE • 1.00 Acre
      36 Starr Rdg Rd, Brewster, NY 10509-4503
      View Details
    • Value Estimation
      $1,010,000
      52,800 SF

      281 Flds Ln

      DISTRIBUTION WAREHOUSE • 52,800 SF
      281 Flds Ln, Brewster, NY 10509-2688
      View Details
    • Value Estimation
      $1,000,000
      51,200 SF

      301 Flds Ln

      DISTRIBUTION WAREHOUSE • 51,200 SF
      301 Flds Ln, Brewster, NY 10509-2621
      View Details

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    Similar Nearby for Lease

    • $2,500 /Mo
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      Brewster Commercial Building For Rent

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      2022 Route 22, Brewster, NY 10509
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    • $500 /Mo

      Professional Office Space Available

      Single office in professional building, convenient location.
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      Brewster Commercial Garage Space Available

      Two-car garage with side entrance, suitable for storage or business.
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    • $18 SF/Yr
      170,320 SF

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    312 And Pugsley Rd
    Carmel Hamlet, 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
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    312 And Pugsley Rd, Carmel Hamlet, NY, 10509
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