Flex Space with 3-Phase
For Sale
$599,000
83 Saint John St, Monticello, NY 12701
Commercial Sale, Monticello, NY
Property Size3,412 SF
Lot Size0.18 Acres
Price / SF$175.56
Days on Market68
Property Features for 83 Saint John St
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Commercial
High school district
000000
Directions
GPS
Standard status
Active
APN
000000-120.000-0003-015.000
Size
3,412 SF
Lot size
0.18 Acres
Utilities
Heating system
Forced Air, Natural Gas
Water source
Public
Building Details
Year built
1930
Listing Agency:
EADDY ASSOCIATES REALTY GROUP LLC
(203) 713-8330
Listed By:
Latasha Eaddy · License #REB.0789642
(203) 209-8936
Added: Jul 3
Changed: Sep 5
Last Checked: Sep 8 at 12:06PM
MLS# 11863449
Copyright © 2026 My State 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 3,412-square-foot flex property occupies a 0.18-acre parcel and includes upgraded 3-phase electrical service. The building dates to 1930 and is equipped with natural gas forced-air heating, public water, and on-site parking. Its configuration and power capacity support a range of commercial applications, including restaurant, catering, commissary kitchen, and manufacturing uses.
The property is located at 83 Saint John St in Monticello, near multiple synagogues situated a few hundred feet away. The site includes customer, employee, and delivery parking, while the existing utility and building infrastructure provide a practical base for continued commercial use or redevelopment.
The property is located at 83 Saint John St in Monticello, near multiple synagogues situated a few hundred feet away. The site includes customer, employee, and delivery parking, while the existing utility and building infrastructure provide a practical base for continued commercial use or redevelopment.
Key Highlights
- 3,412‑square‑foot flex space on a 0.18‑acre parcel
- Upgraded 3‑phase electrical service
- On‑site parking for customers, employees, and deliveries
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
$46,840
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
7.82%
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%
$936,800
$936.8K
Cap Rate 7%
$669,143
$669.1K
Cap Rate 9%
$520,444
$520.4K
Market Conditions
NOI Build-Up for 3,412 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
$81.9K $24.00/SF
− Vacancy
−$9.8K −$2.88/SF
EGI
$72.1K $21.12/SF
− OpEx
−$25.2K −$7.39/SF
NOI
$46.8K $13.73/SF
Area
Sullivan County, NY
Vacancy
12.00%
Lease Rate
$24.00 /SF/Yr
Expense Ratio
35.00%
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%
$936,800
Cap Rate 7%
$669,143
Cap Rate 9%
$520,444
Alternative Uses
Best Use
Flex RnD
$669.1K
$585.5K – $780.7K
NOI $46,840 @ 7.0% cap · market cap 7.82%
Second Best
Industrial
$408.3K
$357.3K – $476.4K
NOI $28,582 @ 7.0% cap · market cap 4.77%
Theoretical Best
Office A
$935.9K
$818.9K – $1.09M
NOI $65,510 @ 7.0% cap · market cap 10.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
741
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12701, NY
12,360
Population
7,188
Households
1.7
Avg Household Size
38
Median Age
23%
College-Educated
78%
High-School Grad
61.0 sq mi
ZIP Area
203
Density / Sq Mi
$56,601
Median Household Income
$35,918
Median Earnings
$989
Median Rent
$178,300
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Flex space - Upgraded electrical service supports power-intensive commercial operations.
Where is this flex space located?
The property is located at 83 Saint John St Monticello, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 3,412‑square‑foot flex space on a 0.18‑acre parcel; Upgraded 3‑phase electrical service; On‑site parking for customers, employees, and deliveries
