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    The Largest CRE Database in the US with Over 1 Million Listings

    46 South Broadway Nyack, NY 10960

    Sponsored
    For Sale
    $1,999,000

    COMMERCIAL - Nyack, NY

    Lot size:
    0.17 Acres
    Days on Market:
    51
    Last Refresh:
    Jan 28 at 1:06 pm

    Property Features for 46 South Broadway

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Security features
    Security
    Rooms
    Basement
    APN
    39240306604600010030000000
    Parking
    6
    Parking features
    Driveway, Assigned, Garage
    Basement
    Storage Space, Walk-Out Access, Unfinished
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Microwave, Gas Water Heater
    Lot size
    0.17 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air, Natural Gas
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1854
    Floors in Building
    3
    Number of units
    3
    Flooring type
    Carpet, Hardwood, Tile - Ceramic
    Building materials
    Clapboard, Wood Siding

    We can help!

    Listing Contact
    Nancy M Swaab
    Nancy M Swaab

    Ellis Sotheby's International Realty (845) 353-4250

    Listing agent Nancy M Swaab (845) 641-6583

    Listing date Dec 9, 2025

    MLS# 933091

    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

    Historic Victorian Mixed-Use Investment

    This historic circa 1854 Blue Victorian, known as "Couch Court", is located in the heart of Nyack. This restored Victorian features a turret and architectural details. The mixed-use property combines ground-floor commercial space with an upper-level residential unit. The first floor features five large rooms, a fireplace, two half baths, hardwood floors, windows, and high ceilings. The property includes parking for six cars plus a two-car garage. A major restoration was started in 1998, and the property was awarded the Rockland County Historic Preservation Merit Award for Adaptive Use in 2001, as well as awards by the Town of Orangetown & New York State Assembly. The second floor has four rooms and a full bath. The third floor features a two-bedroom, one-bath apartment with a living room, laundry, river views, turret, and eat-in kitchen. The property also has a full walk-out basement with storage, a paver driveway, an alarm system, and a sprinkler system. Additional features include a front rocking chair porch, mature landscaping, and a Historic Designation Marker by the Historical Society of Rockland County. The lot size is 0.17 acres. The property has been maintained by its current owner since 1998. It is located in Rockland County.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Nancy Blaker Weber ... Real Estate Agency Alyssa Carbone Real ... Real Estate Agent Couch Court Historical Landmark Steven Polesovsky Real ... Real Estate Agent Donna Cox - Associate ... Real Estate Agency

    Suggested Use

    Law Firm Restaurant Realty agency Spa & Massage Dental Office Hair Salon Clothing Store Nail Salon Food Market Grocery Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Nyack
    County
    Rockland
    State
    New York
    Longitude
    -73.919076
    Latitude
    41.089116

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    FAQs

    What type of property is this?
    Mixed-use property - Restored Victorian in Nyack with commercial and residential units.
    Where is this mixed-use property located?
    The property is located at 46 South Broadway Nyack, NY.
    What is the asking price?
    The asking price for this property is $1,999,000.
    What are key features of this property?
    This property features: - Historic Circa 1854 Blue Victorian in the heart of Nyack, offering a unique blend of historical charm and modern functionality.; - Mixed-use property with ground-floor commercial space and an upper-level residential unit.; - Prime village center location in a vibrant Hudson Valley River town.
    (845) 641-6583
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    46 South Broadway Nyack, NY 10960
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    Nyack, NY 10960
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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
    46 South Broadway Nyack, NY 10960
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    We can help!
    Listing Contact
    Nancy M Swaab
    Nancy M Swaab
    (845) 641-6583
    Learn more
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