FULLY ENTITLED, SHOVEL-READY ROUTE 17 COMMERCIAL DEVELOPMENT SITE: 1.80 AC (78,408 SF) commercial pad in Southfields, Town of Tuxedo, Orange County, NY (Hudson Valley). Current & unexpired approvals for an approx. 12,325 SF, 2-story commercial bldg (9,350 SF leasable) w/ 47 parking spaces (6 covered). Shovel-ready for the existing approvals; buyer pulls the bldg permit. FRONTAGE & TRAFFIC: Approx. 270 ft of commercial highway frontage on Rt. 17 & 211 ft on Spring St. 3 approved curb cuts: 2 NYSDOT-approved on Rt. 17 & 1 on Spring St. Approved directory & tenant signage. 12,856 VPD on Rt. 17 (2025 NYSDOT AADT). Visible from the Spring St intersection & Orange Tpke (CR-19). POSSIBLE USES (S-HB ZONING): Medical office: outpatient, dental & specialty healthcare. Pharmacy & health retail. Outdoor, sports & bicycle retail. Hardware & home goods. Fitness & wellness. Bank & financial services. Specialty & convenience retail. Personal services. Professional office. Veterinary w/ special-use permit. Compact specialty market or grocery. TRADE AREA: Per the Town-commissioned 2024 Rt. 17 study (Nelson Pope Voorhis): median HH income of $145,983 within 5 min & $148,636 Town-wide. 158,017 residents within 20 min, median HH income $109,455. Spending-potential indexes of 180 to 198 (100 = US avg). Residents shop outside Tuxedo for most goods. LOCATION: Approx. 5 min to Tuxedo Reserve (approved for up to 1,609 residential units), Tuxedo Park (median HH income $250,000+, Census ACS) & Tuxedo Train Station (Port Jervis Line to Hoboken & NY Penn via Secaucus). Approx. 40 mi to NYC via I-87. Approx. 30 min to NJ. NORTHBOUND CAPTURE: Traffic from Tuxedo Reserve, Tuxedo Park, Sloatsburg & points south passes the site on the way to the Harriman, Monroe & Woodbury retail district: BJ’s, Home Depot, Walmart, Target & Woodbury Common. VISITOR DEMAND: Sterling Forest (approx. 300,000 visitors/yr), Harriman State Park & the NY Renaissance Faire (10,000 to 12,000 guests per operating day), per the Town study. UTILITIES: Approved program: O&R electric, telecom, drilled well, on-site septic & stormwater mgmt. TERMS: Acquire the land & existing approvals as-is, or structure the site through seller financing, build-to-suit, ground lease, joint venture or land contribution, which may be considered for qualified parties. Renderings show the approved, unbuilt bldg. Agent has a minority ownership interest in the owner entity.