Putnam Valley Mixed-Use Investment
For Sale
$699,000
Pending
1 Oscawana Lake Road, Putnam Valley, NY 10579
Mixed-use property with commercial restaurant and two residential units.
Property Size1,548 SF
Lot Size0.24 Acres
Days on Market220
Property Features for 1 Oscawana Lake Road
General Information
Standard status
Pending
Size
1,548 SF
Lot size
0.24 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,117
Amenities
Central air
Corner Lot
Central Air Cooling
Hardwood Flooring
Hot Water Heating
On Street
Private
Building Details
Year Built
1946
Listing Agency:
LENA FAMILY REALTY LLC
(914) 815-3173
Listed By:
BRANDON TRAGER
Source:
Corcoran
Added: Dec 31, 2025
Changed: Aug 8
Last Checked: Aug 8 at 6:06AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of LENA FAMILY REALTY LLC
Investment Insights
Based on property information with market context.
Located at 1 Oscawana Lake Road in Putnam Valley, NY, this mixed-use property presents an investment opportunity in a walkable location. The property includes a ground-level commercial restaurant space of 1,548 sq. ft. with street-level exposure and foot traffic. Above the commercial space is a 1,248 sq. ft. apartment, suitable for owner occupancy or rental income. Additionally, there is a detached 581 sq. ft. accessory building referred to as a cottage, offering privacy and additional rental appeal. The property is located in the heart of Putnam Valley, with walkability to shops, services, and community amenities. A new public municipal parking lot is planned for construction at the former Sheriff’s Office site, which will enhance convenience for patrons and tenants. This property is suited for investors, owner-operators, or those seeking a mixed-use asset.
Key Highlights
- Prime mixed‑use property in a highly visible, walkable Putnam Valley location.
- Multiple income streams from a commercial restaurant space and two residential units.
- 1,548 sq. ft. commercial restaurant space with excellent street exposure.**
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
$37,840
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
5.41%
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%
$756,800
$756.8K
Cap Rate 7%
$540,571
$540.6K
Cap Rate 9%
$420,444
$420.4K
Market Conditions
NOI Build-Up for 1,548 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
$71.5K $46.20/SF
− Vacancy
−$2.7K −$1.76/SF
EGI
$68.8K $44.44/SF
− OpEx
−$31.0K −$20.00/SF
NOI
$37.8K $24.44/SF
Area
Putnam County, NY
Vacancy
3.80%
Lease Rate
$46.20 /SF/Yr
Expense Ratio
45.00%
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%
$756,800
Cap Rate 7%
$540,571
Cap Rate 9%
$420,444
Alternative Uses
Best Use
Specialty Retail
$1.02M
$895.6K – $1.19M
NOI $71,645 @ 7.0% cap · market cap 10.25%
Second Best
Apartment 5plus
$540.6K
$473.0K – $630.7K
NOI $37,840 @ 7.0% cap · market cap 5.41%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
225
Businesses Nearby
4k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Shell
Shops & Services
3,816 visits/mo
0.2 miles
Demographics for 10579, NY
8,633
Population
3,642
Households
2.4
Avg Household Size
45
Median Age
47%
College-Educated
96%
High-School Grad
34.7 sq mi
ZIP Area
249
Density / Sq Mi
$135,893
Median Household Income
$58,367
Median Earnings
$2,723
Median Rent
$515,000
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Mixed-use property with commercial restaurant and two residential units.
Where is this mixed-use property located?
The property is located at 1 Oscawana Lake Road Putnam Valley, NY.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: Prime mixed‑use property in a highly visible, walkable Putnam Valley location.; Multiple income streams from a commercial restaurant space and two residential units.; 1,548 sq. ft. commercial restaurant space with excellent street exposure.**
