Neighborhood Shopping Center With Leased
For Sale
$1,600,000
32 W Main Street, Washingtonville, NY 10992
Commercial Sale, Washingtonville, NY
Property Size6,000 SF
Lot Size0.61 Acres
Price / SF$266.67
Days on Market283
Property Features for 32 W Main Street
General Information
Property type
Commercial Sale
Property subtype
Retail
Zoning
RN-B
Parking
37
Parking features
Parking Lot
Security features
Security System
Lot features
Paved
Standard status
Active
APN
332001-112-000-0004-018.000-0000
Lot size
0.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
28370
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Central Air
Water source
Public
Building Details
Year built
2022
Floors in Building
1
Number of units
4
Flooring type
Laminate
Building materials
Clapboard, Frame, HardiPlank Type, Stone
Listing Agency:
Curasi Realty, Inc.
(845) 457-9174
Listed By:
Jeffrey Lyons · License #10401274491
(845) 234-3375
Added: Nov 24, 2025
Changed: Aug 19
Last Checked: Sep 3 at 2:06PM
MLS# 933447
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.
Investment Insights
Based on property information with market context.
This neighborhood shopping center was completed in 2022 and includes a 6,000-square-foot main building arranged as three 1,800-square-foot units, plus a separate 600-square-foot building. All four spaces are occupied under leases, with current uses including a bagel shop, pharmacy, micro-event venue, and bakery. Construction features include clapboard, frame, HardiPlank-type, and stone materials, with laminate flooring, natural-gas heat, and central air conditioning.
The property occupies 0.6147 acres at 32 W Main Street in Washingtonville, Orange County, New York. It is positioned on a main road and provides 30–40 on-site parking spaces, with additional parking in the municipal lot across the street. The center is served by public water and public sewer and is zoned RN-B, identified in the property information as Neighborhood Shopping Center zoning.
The property occupies 0.6147 acres at 32 W Main Street in Washingtonville, Orange County, New York. It is positioned on a main road and provides 30–40 on-site parking spaces, with additional parking in the municipal lot across the street. The center is served by public water and public sewer and is zoned RN-B, identified in the property information as Neighborhood Shopping Center zoning.
Key Highlights
- 6,000‑square‑foot center completed in 2022
- Three 1,800‑square‑foot units in the main building
- Separate 600‑square‑foot building on the property
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$73,030
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.56%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,460,600
$1.5M
Cap Rate 7%
$1,043,286
$1.0M
Cap Rate 9%
$811,444
$811.4K
Market Conditions
NOI Build-Up for 6,000 SF
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.
Gross rent
$108.0K $18.00/SF
− Vacancy
−$3.7K −$0.61/SF
EGI
$104.3K $17.39/SF
− OpEx
−$31.3K −$5.22/SF
NOI
$73.0K $12.17/SF
Area
Orange County, NY
Vacancy
3.40%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,460,600
Cap Rate 7%
$1,043,286
Cap Rate 9%
$811,444
Alternative Uses
Best Use
Retail
$1.04M
$912.9K – $1.22M
NOI $73,030 @ 7.0% cap · market cap 4.56%
Second Best
Specialty Retail
$745.2K
$652.1K – $869.4K
NOI $52,164 @ 7.0% cap · market cap 3.26%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,249 @ 7.0% cap · market cap 8.89%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
436
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10992, NY
9,301
Population
3,559
Households
2.6
Avg Household Size
44
Median Age
30%
College-Educated
91%
High-School Grad
11.3 sq mi
ZIP Area
823
Density / Sq Mi
$113,450
Median Household Income
$51,769
Median Earnings
$1,438
Median Rent
$389,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Brotherhood Plaza — 30 Brotherhood Plaza Dr, Washingtonville, NY 10992
Frequently Asked Questions
What type of property is this?
Shopping center - 2022-built center includes four occupied commercial units, public utilities, and on-site parking.
Where is this shopping center located?
The property is located at 32 W Main Street Washingtonville, NY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 6,000‑square‑foot center completed in 2022; Three 1,800‑square‑foot units in the main building; Separate 600‑square‑foot building on the property
