Approved Route 17 Commercial Pad | Tuxedo NY Route 17 North Terrain commercial | À louer | 0,73 ha | Southfields, NY 10975

Tuxedo Plaza: Entitled 1.80-Acre Ground Lease Pad Site on Route 17, Orange County NY.

Rare long-term ground lease opportunity on an entitled commercial corner pad on Route 17 in Southfields, Town of Tuxedo, between Spring Street and County Route 19. Offered at $98,000/year NNN.

Approved for a 12,325 SF two-story Tudor commercial building, 47 parking spaces (6 covered under-building), two NYSDOT-approved curb cuts on Route 17, and one on Spring Street. Approved Site Plan. A ground lease tenant moves directly to building permit: no entitlement risk, no land acquisition capital, construction equity preserved for vertical build-out.

Ideal for: hospital-affiliated ambulatory / medical office, dental DSO, premium retail, grocery, quick-service restaurant, bank, or fitness pad users. By right in the Southfields-Hamlet Business (S-HB) district: medical office, retail, grocery store, take-out restaurant, bank, health fitness facility, business or professional office, personal service commercial, indoor commercial recreation, bar or tavern, entertainment production studio, craft workshop or studio, art gallery, antique shop, drycleaning (pick-up and delivery only), farmstand, and seasonal farm market. By Special Use Permit (this 1.80-acre lot meets all SUP lot-size minimums): multi-tenant nonresidential development, residential above ground-floor commercial (up to 3 dwelling units per acre), animal hospital (veterinary), funeral establishment, and public utilities.

Why this corridor: Direct Route 17 frontage at ±12,856 vehicles per day (NYSDOT 2025 AADT), within the I-87 NYS Thruway corridor carrying 85,000+ vehicles per day. Tuxedo Reserve, Lennar / Related’s 1,600+ home master-planned community, is building five minutes south, with captive northbound traffic from Tuxedo Park, Tuxedo Reserve, and Sloatsburg passing daily. WMCHealth’s Suffern-Warwick expansion has created an ambulatory services gap. Corridor volumes are projected to grow materially with Tuxedo Reserve buildout (deliveries 2026-2028). 5-mile median household income materially exceeds the New York State median.

Triple-net structure: tenant responsible for taxes, insurance, maintenance, utilities, and building. Sale (seller financing available to qualified buyers), build-to-suit, and joint venture alternatives also considered.

Agent holds a minority interest in the owner.

Keywords: ground lease pad site NY, land for lease Route 17, medical office ground lease Hudson Valley, entitled pad site Orange County, NNN ground lease commercial land.