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    108 Main St Livingston Manor, NY 12758

    View on Map
    Sponsored
    For Sale
    $345,000

    MULTI_FAMILY - Livingston Manor, NY

    Lot size:
    0.19 Acres
    Days on Market:
    35
    Last Refresh:
    Mar 19 at 4:06 am

    Property Features for 108 Main St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Basement
    APN
    4400-047-0-0004-014-000
    Parking features
    Parking Lot
    Basement
    Full
    Lot size
    0.19 Acres

    Utilities

    Sewer type
    Public Sewer
    Cooling system
    Zoned
    Water source
    Public

    Building Details

    Year built
    1900
    Number of units
    3
    Building materials
    Aluminum Siding

    We can help!

    Listing Contact
    Annette Exposito
    Annette Exposito

    eXp Realty (888) 276-0630

    Listing agent Annette Exposito (845) 551-6995

    Listing date Feb 12, 2026

    MLS# 956896

    Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Mixed-Use Property in Livingston Manor

    This offering includes two adjoining properties, presenting an opportunity for homeowners, investors, or entrepreneurs. The primary residence features a three-bedroom, one-bath layout. The home includes a den/sitting room or entertaining space, suitable for a home office, media room, or gathering area. The adjacent commercial building with residential use offers possibilities for a business, rental income, studio space, professional office, or mixed-use living. Together, these properties create a package, allowing one to live in one and work in the other, or generate supplemental income. The properties are located in a town that transforms with the seasons, becoming a tourist destination in the summer with shops, restaurants, outdoor activities, and community events. In the winter, the town settles into a quiet character, offering a sense of calm and authenticity. The lot size is 0.1915 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Rebellious Chocolate Food Processing Plant Haven Market Grocery & Convenience Store

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Pharmacy Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Livingston Manor
    County
    Sullivan
    State
    New York
    Longitude
    -74.8314731
    Latitude
    41.8983026

    Nearby Similar for Sale

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      120 Main St, Livingston Manor, NY 12758
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    • $294,500
      0.19 Acres

      Livingston Manor Three-Family Property

      Three-family property in up-and-coming Livingston Manor area.
      15 Pearl St, Livingston Manor, NY 12758
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      6,040 SF

      Iconic Catskills Mixed-Use Building

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      34 Main St, Livingston Manor, NY 12758
      View Details

    FAQs

    What type of property is this?
    Mixed-use property - Two adjoining properties with residential and commercial potential.
    Where is this mixed-use property located?
    The property is located at 108 Main St Livingston Manor, NY.
    What is the asking price?
    The asking price for this property is $345,000.
    What are key features of this property?
    This property features: - Two adjoining properties offered together: a 3-bedroom residential home and a commercial building with residential use.; - Commercial building offers flexibility for business, rental income, studio space, professional office, or mixed-use living.; - Opportunity to live in one property and work in the other, or generate supplemental income.
    (845) 551-6995
    Request Owner's contact information
    108 Main St Livingston Manor, NY 12758
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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
    108 Main St Livingston Manor, NY 12758
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    We can help!
    Listing Contact
    Annette Exposito
    Annette Exposito
    (845) 551-6995
    Learn more
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