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

    78 Church St Garnerville, NY 10923

    Sponsored
    For Sale
    $619,000

    MULTI_FAMILY - Haverstraw, NY

    Lot size:
    0.12 Acres
    Days on Market:
    13
    Last Refresh:
    Jan 28 at 11:06 am

    Property Features for 78 Church St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Basement, Bedroom 4, Bedroom 2, Bedroom 1, Bathroom 1, Bathroom 2, Bedroom 3
    Bedrooms
    4
    Bathrooms
    2
    APN
    392203-026-006-0006-010-000-0000
    Parking features
    Driveway
    Patio and Porch features
    Porch
    Interior features
    Storage
    Basement
    Full
    Lot size
    0.12 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Steam, Hot Water(Heating)
    Cooling system
    Wall/Window Unit(s), Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1900
    Number of units
    2
    Building materials
    Frame
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Abraham Spitzer
    Abraham Spitzer

    Keller Williams Hudson Valley Realty & United (845) 639-0300

    Listing agent Abraham Spitzer (914) 341-2974

    Listing date Jan 16, 2026

    MLS# 949094 Listing URL

    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

    Haverstraw Two-Unit Investment Opportunity

    This two-unit town home is suitable for investment, multi-generational living, or owner occupancy with rental income. Each unit features two bedrooms, an updated kitchen and bathroom, and a covered front porch. Both units have private yards. The majority of electrical systems have been updated, and the roof was replaced within the last 5-7 years. At least one newer boiler is present. Unit 1 generates $2,500 per month, and Unit 2 is estimated to generate $2,600 per month, for a total of $5,100 per month or $61,200 per year. The property is located in Haverstraw, NY, in Rockland County. The lot size is 0.12 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Garnerville
    County
    Rockland
    State
    New York
    Longitude
    -73.992746
    Latitude
    41.207283

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    FAQs

    What type of property is this?
    Duplex - Two-unit property with updated kitchens, bathrooms, and private yards.
    Where is this duplex located?
    The property is located at 78 Church St Garnerville, NY.
    What is the asking price?
    The asking price for this property is $619,000.
    What are key features of this property?
    This property features: - Two legal 2-bedroom units offering $5,100/month income.; - Ideal for investment, multi-generational living, or owner-occupancy.; - Each unit has its own updated kitchen and bathroom.
    (914) 341-2974
    Request Owner's contact information
    78 Church St Garnerville, NY 10923
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    Garnerville, NY 10923
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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
    78 Church St Garnerville, NY 10923
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    We can help!
    Listing Contact
    Abraham Spitzer
    Abraham Spitzer
    Real Estate License ID: 10401304563
    (914) 341-2974
    Learn more
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