Mixed-Use Property with
For Sale
$549,000
706 Glasco Turnpike, Saugerties, NY 12477
Commercial Sale, Saugerties, NY
Property Size3,352 SF
Lot Size0.36 Acres
Price / SF$163.78
Days on Market8
Property Features for 706 Glasco Turnpike
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
02
Zoning description
mult res
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4
Security features
Security Lighting
Exterior features
Garden, Lighting, Storage
Appliances
Washer/Dryer, Refrigerator, Range, Oven, Gas Oven
Subdivision
Mt Marion Park
Lot features
Back Yard, Few Trees, Garden, Landscaped, Level, Native Plants
Elementary school
Mt Marion K-6
Elementary school district
Saugerties Central Schools
Middle school district
Saugerties Central Schools
High school district
Saugerties Central Schools
Directions
GLasco Tnpk to 706- see parking in front - apt is on the second floor-
Standard status
Active
APN
28.11
Size
3,352 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
com 1 res 2
Tax Annual Amount
6232
Legal Description
com 1 res 2
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Heating system
Oil, Forced Air, Propane (Heating)
Cooling system
Window Unit(s)
Water source
Well
Amenities
above-ground pool
deck
barbecue area
Building Details
Year built
1950
Floors in Building
2
Flooring type
Tile - Ceramic, Linoleum, Wood, Concrete
Building materials
Frame, Vinyl Siding
Roof type
Rubber
Additional Structures
Storage, Residence
Listing Agency:
Coldwell Banker Village Green · Coldwell Banker Real Estate
(845) 679-2255
Listed By:
Eric Amaral · License #NY 30AM0912969
(845) 430-8452
Added: Sep 17
Changed: Sep 24
Last Checked: Sep 24 at 10:06AM
MLS# 20265471
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 mixed-use property includes 3352 square feet on a 0.36-acre parcel. The main level provides an open commercial area with natural light, a half bath, and an existing compressor. The upper level contains a three-bedroom apartment, while a separate rear mobile home adds two bedrooms and two bathrooms. The main building has frame construction with vinyl siding, ceramic tile, linoleum, concrete, and wood flooring, along with propane and oil heating, forced air, and window-unit cooling.
The property is located on Glasco Turnpike in Saugerties, across from Mt. Marion Park and next to a school. A fire department, Markertek, a dog training center, residential neighborhoods, and other businesses are also nearby. Parking is provided in front, and the site is served by a well and septic tank. The property was built in 1950 and is identified with zoning 02.
The property is located on Glasco Turnpike in Saugerties, across from Mt. Marion Park and next to a school. A fire department, Markertek, a dog training center, residential neighborhoods, and other businesses are also nearby. Parking is provided in front, and the site is served by a well and septic tank. The property was built in 1950 and is identified with zoning 02.
Key Highlights
- Three‑bedroom apartment positioned above the commercial space
- Separate rear mobile home with 2 bedrooms and 2 bathrooms
- Main level includes open commercial area, half bath, natural light, and an existing compressor
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
$39,912
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
7.27%
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%
$798,240
$798.2K
Cap Rate 7%
$570,171
$570.2K
Cap Rate 9%
$443,467
$443.5K
Market Conditions
NOI Build-Up for 3,352 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
$60.3K $18.00/SF
− Vacancy
−$3.3K −$0.99/SF
EGI
$57.0K $17.01/SF
− OpEx
−$17.1K −$5.10/SF
NOI
$39.9K $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%
$798,240
Cap Rate 7%
$570,171
Cap Rate 9%
$443,467
Alternative Uses
Best Use
Apartment 5plus
$27.30M
$23.89M – $31.85M
NOI $1,911,052 @ 7.0% cap · market cap 348.10%
Second Best
Office B
$940.6K
$823.0K – $1.10M
NOI $65,842 @ 7.0% cap · market cap 11.99%
Theoretical Best
Multifamily LT 5
$31.35M
$27.43M – $36.57M
NOI $2,194,298 @ 7.0% cap · market cap 399.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
33
Businesses Nearby
Explore this area
Business Placement
Demographics for 12477, NY
18,559
Population
9,483
Households
2
Avg Household Size
48
Median Age
34%
College-Educated
92%
High-School Grad
66.7 sq mi
ZIP Area
278
Density / Sq Mi
$72,353
Median Household Income
$49,357
Median Earnings
$1,239
Median Rent
$292,100
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Office in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Combines commercial space, a three-bedroom apartment, and a separate rear two-bedroom mobile home.
Where is this mixed-use property located?
The property is located at 706 Glasco Turnpike Saugerties, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Three‑bedroom apartment positioned above the commercial space; Separate rear mobile home with 2 bedrooms and 2 bathrooms; Main level includes open commercial area, half bath, natural light, and an existing compressor
