Live-Work Mixed-Use
28 Hudson Street Warrensburg, NY 12885
28 Hudson Street, Warrensburg, NY, 12885
$429,900
For Sale
$429,900
COMMERCIAL - Other - Warrensburg, NY
Property Size3,022 SF
Lot Size0.27 Acres
Price / SF$142.26
Days on Market13
Property Features for 28 Hudson Street
General Information
- Property type
- Commercial Sale
- Property subtype
- Other
- Zoning
- Mixed
- Bathrooms
- 2
- Rooms
- Bathroom 1, Bathroom 2
- Parking
- 8
- Parking features
- Off Street, Garage
- Security features
- Security System
- Interior features
- High Speed Internet, Solid Surface Counters, Built-in Features, Chair Rail, Crown Molding
- Basement
- Full, Unfinished, Interior Entry
- Accessibility
- Accessible Approach with Ramp
- Standard status
- Active
- APN
- 524000 211.9-4-18
- Size
- 3,022 SF
- Lot size
- 0.27 Acres
Taxes and HOA fees
- Tax Annual Amount
- 5146
Utilities
- Sewer type
- Public Sewer
- Heating system
- Hot Water(Heating), Zoned, Baseboard, Radiant, Electric (Heating)
- Cooling system
- Ductless, Wall Unit(s), Window Unit(s)
- Water source
- Public
Building Details
- Year built
- 1930
- Floors in Building
- 3
- Flooring type
- Tile, Laminate, Hardwood, Wood
- Building materials
- Block, Drywall, Vinyl Siding
- Roof type
- Metal, Asphalt, Slate
- Architectural style
- Other
- Additional Structures
- Workshop
Listing Agency
Davies-Davies & Assoc Real Est
(518) 656-9068
PO Box 201, Queensbury, NY
Listed by
Valerie Erceg · License #10401329957
(518) 361-2785
Added: Jul 6 Checked: Jul 18 at 1:06 am
MLS# 202621090
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
28 Hudson Street is a two-level live-work style property with a mixed-use zoning designation allowing both residential and commercial use. The main level has a welcoming reception area, a waiting room, and multiple private treatment rooms suited to professional services. The upper level has been used as residential space, creating a practical separation between client-facing operations and private living.
According to the current setup, the main level has operated as a wellness center for several years, while the owner resided upstairs. For residential buyers or investors, the zoning supports multiple approaches, including occupying one portion while leasing the other, or reconfiguring the property back into a single-family home using the existing overall footprint of 3,022 square feet.
For buyers looking to continue professional use, the property’s room configuration is compatible with wellness-focused practices and other client-based professional services that benefit from private treatment rooms. The seller indicates certain furnishings, dedicated fixtures, and select equipment can be included for a smoother transition for a wellness center buyer. If desired, the layout can also support a collaborative model within the existing private room structure, while remaining workable as a full-time residence for those who want character and spacious interior areas, including an updated eat-in kitchen with newer appliances, quartz countertops, and a center island.
According to the current setup, the main level has operated as a wellness center for several years, while the owner resided upstairs. For residential buyers or investors, the zoning supports multiple approaches, including occupying one portion while leasing the other, or reconfiguring the property back into a single-family home using the existing overall footprint of 3,022 square feet.
For buyers looking to continue professional use, the property’s room configuration is compatible with wellness-focused practices and other client-based professional services that benefit from private treatment rooms. The seller indicates certain furnishings, dedicated fixtures, and select equipment can be included for a smoother transition for a wellness center buyer. If desired, the layout can also support a collaborative model within the existing private room structure, while remaining workable as a full-time residence for those who want character and spacious interior areas, including an updated eat-in kitchen with newer appliances, quartz countertops, and a center island.
Key Highlights
- Zoned for both residential and commercial use, offering flexible occupancy or leasing options
- Main level operated as a wellness center with reception area, waiting room, and multiple private treatment rooms
- Seller has operated the property with the owner residing upstairs; could continue as a wellness center and reception/treatment layout
Local Financial Insights For Mixed Use
Simulate Cap Rate and NOI
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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $65.3k | $21.60 |
| − Vacancy | −$5.2k | −$1.73 |
| EGI | $60.1k | $19.87 |
| − OpEx | −$22.5k | −$7.45 |
| NOI | $37.5k | $12.42 |
3,022 SF · lease $21.60/SF/yr · vacancy 8.00% · expense 37.50%
Alternative Uses
Best Use
Office B
$668.3K
$584.8K – $779.7K
NOI $46,781 @ 7.0% cap · market cap 10.88%
Second Best
Healthcare Medical
$584.2K
$511.2K – $681.6K
NOI $40,895 @ 7.0% cap · market cap 9.51%
Theoretical Best
Office A
$904.5K
$791.5K – $1.06M
NOI $63,317 @ 7.0% cap · market cap 14.73%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Cor Health Solutions
Gym & Fitness Center
Carpenter Physical Therapy
Physician
Jason Hupe Photography
Wedding Service
Karen Kowalczyk
Physician
Dr. Amanda Carpenter
Physician
Similar For Sale Nearby
FAQs
What type of property is this?
Live-work space - Two-level mixed-use layout supports either professional wellness operations or residential living with flexible space options.
Where is this live-work space located?
The property is located at 28 Hudson Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Zoned for both residential and commercial use, offering flexible occupancy or leasing options; Main level operated as a wellness center with reception area, waiting room, and multiple private treatment rooms; Seller has operated the property with the owner residing upstairs; could continue as a wellness center and reception/treatment layout
