Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Back to Search
    Salt Point Storefront on 3.58 Acres Title is generated by Realmo AI

    2316 Route 44, Pleasant Valley, NY 12569

    View on Map
    Claim this Listing
    For Sale
    $390,000

    SINGLE_FAMILY - Pleasant Valley, NY

    Type:Retail
    Property size:
    1,980 SF
    Lot size:
    3.58 Acres
    Price / SF:
    $196/SF
    Added:
    Feb 17, 2026
    Days on Market:
    94
    Last Refresh:
    May 22 at 4:06 am

    Property Features for 2316 Route 44

    General Information

    Property type
    Residential
    Property subtype
    Retail
    Zoning
    RR
    Standard status
    Active
    APN
    134400-6564-01-353648-0000
    Size
    1,980 SF
    Lot size
    3.58 Acres

    Taxes and HOA fees

    Tax Year
    2024

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Oil, Forced Air
    Cooling system
    Central Air
    Water source
    Well

    Building Details

    Year built
    1965
    Building materials
    Block

    We can help!

    Listing Contact
    Don Minichino
    Don Minichino

    Listing agent Don Minichino License #10401333542

    Listing office KW MidHudson 27 Eastdale Ave N., Mahopac, NY

    Listing date Feb 17, 2026

    MLS# 962640

    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.

    HighLights

    • 3.58 acres in a commercial/residential corridor between Poughkeepsie and Millbrook.
    • 1,980SF standalone building with open floorplan.
    • Versatile building suitable for various uses (storefront, farm stand, multi‑family conversion, etc.).
    • Updated furnace with above‑ground oil tanks and central air conditioning.
    • Two restrooms, office, storage, and utility rooms.
    • Clean Phase I environmental report from 2016 available.

    Overview

    Located in Pleasant Valley, New York, 2316 Route 44 Salt Point is a 1,980 square foot standalone building situated on 3.58 acres. The property is positioned along a commercial and residential corridor between Poughkeepsie and Millbrook. The building features an open floor plan, two restrooms, an office, storage and utility rooms, and an updated furnace with above-ground oil tanks. It also includes a gravel parking lot and two driveways. The property is zoned RR. Potential uses include a furniture or thrift shop, general storefront, farm stand, multi-family conversion, bed and breakfast, kennel or clinic, membership club, or religious facility. A clean Phase I environmental report from 2016 is available upon contract.

    Financial Insights

    Value Estimation Calculated for Retail

    Conservative
    $281.5K
    NOI $25,334 @ 9.00% cap · cautious / downside scenario
    Moderate
    $361.9K
    NOI $25,334 @ 7.00% cap · market / base-case scenario
    Aggressive
    $506.7K
    NOI $25,334 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.
         Calculated for Retail

    Component $ $/SF
    Gross rent $37.8k $19.08
    − Vacancy −$1.6k −$0.80
    EGI $36.2k $18.28
    − OpEx −$10.9k −$5.48
    NOI $25.3k $12.80
    1,980 SF · lease $19.08/SF/yr · vacancy 4.20% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Retail
    $361.9K
    $316.7K – $422.2K (±1% cap)
    NOI $25,334 @ 7.0% cap · market cap 6.50%
    Second Best
    Hotel Hospitality
    $211.6K
    $185.2K – $246.9K (±1% cap)
    NOI $14,813 @ 7.0% cap · market cap 3.80%
    Theoretical Best
    Office A
    $596.0K
    $521.5K – $695.4K (±1% cap)
    NOI $41,721 @ 7.0% cap · market cap 10.70%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Restaurant Building Supply Spa & Massage Center Auto Repair Shop Hotel & Motel Gym & Fitness Center Auto Parts Store Department Store Skin Care Clinic Kitchen & Bath Showroom

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

    Location Insight

    • Map
    • Local Demand
    City
    Pleasant Valley
    County
    Dutchess
    State
    New York
    Longitude
    -73.7705329
    Latitude
    41.7732466

    Nearby Similar for Sale

    • $390,000
      1,980 SF

      Salt Point Storefront on 3.58 Acres

      1,980 SF building suitable for various commercial or residential uses.
      2316 Route 44, Pleasant Valley, NY 12569
      View Details
    • $700,000

      Mixed-Use Property with Development Potential

      4.63-acre mixed-use property with income potential and development opportunities.
      1380 Route 44, Pleasant Valley, NY 12569
      View Details
    • $915,000

      Versatile Mixed-Use Property For Sale

      Two-for-one property with retail/warehouse and residential home.
      1-7 West Road, Pleasant Valley, NY 12569
      View Details
    • $1,775,000

      Pleasant Valley Multifamily Investment Opportunity

      Ten units for sale in Pleasant Valley, New York.
      1611 Main Street, Pleasant Valley, NY 12569
      View Details
    • $4,250,000
      14,350 SF

      24-Unit Multifamily Investment Opportunity

      Fully stabilized 24-unit multifamily property in desirable Hudson Valley submarket.
      2042 Route 44 #2038, Pleasant Valley, NY 12569
      View Details
    • $725,000

      Mixed-Use Property with Development Potential

      4.63-acre mixed-use property with road frontage and development opportunities.
      1380 Route 44, Pleasant Valley, NY 12569
      View Details
    • $1,950,000
      1,088 SF

      New Professional/Medical Office Building

      To-be-built 10,000 SF professional/medical office building for sale/lease.
      1344 Rte 44, Pleasant Valley, NY
      View Details

    FAQs

    What type of property is this?
    Storefront property - 1,980 SF building ideal for retail or conversion.
    Where is this storefront property located?
    The property is located at 2316 Route 44 Pleasant Valley, NY.
    What is the asking price?
    The asking price for this property is $390,000.
    What are key features of this property?
    This property features: 3.58 acres in a commercial/residential corridor between Poughkeepsie and Millbrook.; **1,980SF standalone building with open floorplan.**; Versatile building suitable for various uses (storefront, farm stand, multi‑family conversion, etc.).
    (845) 242-4381
    We can help!
    Listing Contact
    Don Minichino
    Don Minichino
    Real Estate License ID: 10401333542
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    2316 Route 44, Pleasant Valley, NY 12569
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!