Three-Bay Auto Shop
For Sale
$485,000
557 Route 44/55, Highland, NY 12528
COMMERCIAL - Highland, NY
Property Size1,700 SF
Lot Size4.12 Acres
Price / SF$285.29
Days on Market386
Property Features for 557 Route 44/55
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
c-2
Zoning description
C-2 Town of Marlborough Auto, retail, professional office, store, auto detailing, many uses.
Bathrooms
1
Full bathrooms
1
Rooms
Bathroom 1
Elementary school district
Highland Central Schools
Middle school district
Highland Central Schools
High school district
Highland Central Schools
Directions
299 to right on South street to left on 44-55 on left.
Subdivision
Marlboro
Standard status
Active
APN
513600
Size
1,700 SF
Lot size
4.12 Acres
Taxes and HOA fees
Tax Annual Amount
8635
Building Details
Year built
1960
Listing Agency:
Coldwell Banker Village GreenN · Coldwell Banker Real Estate
(845) 255-0615
Listed By:
Dawn Passante
(845) 706-5268
Added: Jul 20, 2025
Changed: Aug 4
Last Checked: Aug 9 at 5:06AM
MLS# 20253134
Copyright © 2026 Hudson Valley Catskill Region 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 renovated auto shop building is designed for immediate use and includes modern updates throughout. The property features a three-bay garage suited for storage, automotive work, a workshop, or other flexible commercial operations. Set on a 4.12-acre lot, the building is 1,700 SF and was built in 1960, providing a straightforward footprint for a variety of commercial needs.
Located at 557 Route 44/55 in Highland, NY, the property benefits from strong visibility with frontage directly across from a gas station. It is also only 5 miles from the NYS Thruway (I-87) and the Mid-Hudson Bridge, offering convenient access to major routes. The location is described as just minutes from Rocking Horse Ranch Resort, a well-known tourist destination.
With its size, garage configuration, and access to regional traffic, the building is presented as suitable for automotive repair and detailing, contracting operations, or retail showroom uses with integrated storage.
Located at 557 Route 44/55 in Highland, NY, the property benefits from strong visibility with frontage directly across from a gas station. It is also only 5 miles from the NYS Thruway (I-87) and the Mid-Hudson Bridge, offering convenient access to major routes. The location is described as just minutes from Rocking Horse Ranch Resort, a well-known tourist destination.
With its size, garage configuration, and access to regional traffic, the building is presented as suitable for automotive repair and detailing, contracting operations, or retail showroom uses with integrated storage.
Key Highlights
- 4.12‑acre lot with a 1,700 SF auto shop building built in 1960
- Renovated building with modern updates throughout and ready for immediate use
- Three spacious bay garage for storage, automotive use, workshops, or flexible operations
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
$20,242
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
4.17%
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%
$404,840
$404.8K
Cap Rate 7%
$289,171
$289.2K
Cap Rate 9%
$224,911
$224.9K
Market Conditions
NOI Build-Up for 1,700 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
$30.6K $18.00/SF
− Vacancy
−$1.7K −$0.99/SF
EGI
$28.9K $17.01/SF
− OpEx
−$8.7K −$5.10/SF
NOI
$20.2K $11.91/SF
Area
Ulster County, NY
Vacancy
5.50%
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%
$404,840
Cap Rate 7%
$289,171
Cap Rate 9%
$224,911
Alternative Uses
Best Use
Retail
$289.2K
$253.0K – $337.4K
NOI $20,242 @ 7.0% cap · market cap 4.17%
Second Best
Industrial
$142.6K
$124.8K – $166.4K
NOI $9,982 @ 7.0% cap · market cap 2.06%
Theoretical Best
Multifamily LT 5
$15.90M
$13.91M – $18.55M
NOI $1,112,860 @ 7.0% cap · market cap 229.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
7
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12528, NY
14,089
Population
6,332
Households
2.2
Avg Household Size
44
Median Age
42%
College-Educated
94%
High-School Grad
44.9 sq mi
ZIP Area
314
Density / Sq Mi
$89,096
Median Household Income
$57,626
Median Earnings
$1,642
Median Rent
$337,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- 44/55 Autoworks Inc. — 584 US-44 #55, Highland, NY 12528
Frequently Asked Questions
What type of property is this?
Auto shop - Renovated three-bay auto shop building zoned C-2 with ample on-site parking for customers, staff, or fleet vehicles.
Where is this auto shop located?
The property is located at 557 Route 44/55 Highland, NY.
What is the asking price?
The asking price for this property is $485,000.
What are key features of this property?
This property features: 4.12‑acre lot with a 1,700 SF auto shop building built in 1960; Renovated building with modern updates throughout and ready for immediate use; Three spacious bay garage for storage, automotive use, workshops, or flexible operations
