1136 US-9, Wappingers Falls, NY 12590 For Sale

FOR SALE: 1136 Route 9, Wappingers Falls, NY — Asking $2,290,000 | 8 to 11% Cap Rate |

$184,511 Current NOI

A fully stabilized, 20,000 SF Class B professional office building on one of Dutchess

County's most trafficked corridors — +/- 30,000 vehicles daily, 140 feet of Route 9

frontage, and direct access to Interstate 84. Renovated in 2024 and currently 95%

occupied across 10 tenants, the property generates $184,511 in-place NOI with a clear

and documented path to $212,451 pro-forma NOI — a $27,940 upside as below-market

leases roll to market.

Situated on 2.05 acres with 50 parking spaces (2.5 per 1,000 SF), HB zoning, and natural gas, the building is move-in ready for an owner-occupier or immediately income-producing for an investor. The surrounding trade area — anchored by iPark Industrial Center, major hospitals, and regional colleges — supports a household income base of $90,000–$95,000 within a 3–7 mile ring, one of the strongest demographic profiles in the mid-Hudson Valley.

Investor thesis: At 8 to 11%, this asset prices above the regional Class B median and well

above comparable stabilized office trades in Dutchess County (6.3%–6.8% for well-leased

NNN product). The in-place yield is real, the renovation is done, the

upside is documented and sale price is negotiable.

Owner-user thesis: SBA 504 eligible. Anchor one suite for your own operations and

collect income from nine existing tenants — a rare opportunity to control a Route 9

address while offsetting occupancy cost from day one. Priced at $114/SF against recent regional comparable office sales ranging from $81.52/SF (40 Sunset Ridge, New Paltz — July 2026) to $221.99/SF (356 Route 202, Somers — June 2026), 1136 Route 9 represents compelling value on a per-foot basis fora renovated, stabilized asset with frontage and parking that are difficult to replicate on this corridor.

Contact John DeMarco or Tony DeGelormo for the rent roll, lease abstracts, T-12 and pro-forma.