$90,000/YEAR NNN | FLEXIBLE LONG-TERM GROUND LEASE
Tuxedo Plaza offers a qualified tenant or developer long-term control of a high-visibility Route 17 commercial site without purchasing the underlying land.
The 1.80-acre / 78,408 SF site has current and unexpired site-plan approval for an approximately 12,325 SF commercial building with 47 parking spaces, including 6 covered spaces. The proposed building shown in the marketing materials has not yet been constructed.
GROUND-LEASE STRUCTURE: Opening Ground Rent: $90,000/year NNN. Lease Term: Negotiable / Long-Term. Ownership will consider a 30-year initial term with two additional 10-year renewal options, with longer terms considered where appropriate for qualified tenants based on tenant credit, development investment and leasehold-financing requirements. Lease terms can be structured to accommodate reasonable leasehold-financing requirements for qualified tenants. The ground-lease structure can preserve capital for construction, tenant improvements, equipment and operations rather than requiring an upfront land purchase.
ROUTE 17 + SPRING STREET + CR-19 VISIBILITY: The site provides approximately 270 feet of high-visibility Route 17 frontage, additional frontage on Spring Street, approximately 12,856 vehicles per day based on 2025 NYSDOT AADT, two NYSDOT-approved Route 17 curb cuts, one approved Spring Street curb cut and 47 approved parking spaces. The property benefits from exceptional visibility at the Route 17 / Spring Street intersection, with frontage on both roads. A small separately owned parcel occupies the immediate corner; Tuxedo Plaza remains highly visible from the intersection and retains direct frontage and access from both Route 17 and Spring Street. The site also benefits from additional exposure to motorists approaching and entering Route 17 from nearby County Route 19 / Orange Turnpike. Approved signage includes a freestanding directory sign plus tenant signage, further enhancing the property's exceptional visibility for medical, restaurant, grocery, retail, bank, fitness, office and other customer-facing businesses.
ABOUT 5 MINUTES FROM TUXEDO RESERVE + TUXEDO PARK: The property is approximately five minutes from Tuxedo Reserve and approximately five minutes from the main Route 17 entrance to the Village of Tuxedo Park. Tuxedo Reserve is approved for up to 1,609 residential units, creating an important long-term residential growth driver. The Village of Tuxedo Park is one of the area's most affluent communities, with reported median household income above $250,000.
NYC + REGIONAL ACCESS: Tuxedo Plaza is approximately 40 miles from Manhattan and approximately 30 minutes from the New Jersey state line, traffic permitting, with convenient access to I-87 / the New York State Thruway. Tuxedo Train Station is approximately five minutes from the property, providing Port Jervis Line service to Hoboken, with connections at Secaucus for New York Penn Station. This road-and-rail connectivity gives tenants access to the broader New York / New Jersey metropolitan market and can benefit employees, professionals and customers.
INTERCEPT NORTHBOUND SHOPPING + SERVICE TRAFFIC: Residents traveling north from Tuxedo Reserve, the Village of Tuxedo Park, Southfields, Sloatsburg and communities farther south use Route 17 to reach the major shopping and service concentrations in Harriman, Monroe and Woodbury. Major destinations include BJ's Wholesale Club, The Home Depot, Walmart, Target, Woodbury Common Premium Outlets and the broader Harriman/Monroe/Woodbury retail district. Tuxedo Plaza is encountered before northbound customers reach those larger retail concentrations, creating an opportunity for the right tenant to capture recurring spending closer to home.
TOURISM + RECREATION TRAFFIC: Nearby traffic generators include Sterling Forest State Park, Harriman State Park, the New York Renaissance Faire and the area's extensive outdoor-recreation network. The Town study cites approximately 300,000 annual visitors to Sterling Forest and 10,000–12,000 guests per operating day at the New York Renaissance Faire, identifying visitor demand as an opportunity for Route 17 businesses.
PURCHASING POWER + SPENDING LEAKAGE: The Town-commissioned Route 17 Economic Development Analysis reports:
- $145,983 median household income in the 5-minute Route 17 trade area
- $148,636 median household income Town-wide
- 158,017 people in the 20-minute Route 17 trade area
- $109,455 median household income in the 20-minute Route 17 trade area
Five-minute spending-potential indexes reach approximately 180–198 across key discretionary categories (100 = national average), indicating substantially above-average consumer spending potential. The study also reports that residents shop outside Tuxedo for most goods. This creates an opportunity for businesses capable of capturing spending presently leaving the local market.
TARGET TENANTS:
Strong prospects include:
- Medical / dental / outpatient healthcare
- Grocery / specialty market
- Sit-down and take-out restaurant
- Retail
- Bank / financial services
- Fitness / wellness
- Professional office
- Personal services
- Indoor commercial recreation
Tenant-specific changes to the approved development program remain subject to applicable municipal review.
BUILD-TO-SUIT + TRANSACTION FLEXIBILITY: Ownership will consider build-to-suit structures for qualified users. Lease terms can be structured to accommodate reasonable leasehold-financing requirements for qualified tenants. Ground Rent: $90,000/year NNN. Long-Term Ground Lease | Terms Negotiable.
Purchase proposals also considered.
Contact the listing broker for further information.
Sal Rajput
Coldwell Banker Realty
