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    1 Oscawana Lake Rd Putnam Valley, NY 10579

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    For Sale
    $699,000

    Mixed-use property with commercial restaurant and two residential units.

    Type:Commercial
    Property size:
    3,377 SF
    Added:
    Apr 27, 2026
    Days on Market:
    3
    Last Refresh:
    Apr 27 at 10:16 am

    Property Features for 1 Oscawana Lake Rd

    General Information

    Standard status
    Active
    Size
    3,377 SF
    Property subtype
    Commercial

    Building Details

    Year Built
    1946

    We can help!

    Listing Contact
    Jarett Lena

    Listing agent Jarett Lena

    Listing office

    Listing date Apr 27, 2026

    Source Elliman

    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 Jarett Lena

    Overview

    Putnam Valley Mixed-Use Investment

    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 approximately 1,548 square feet, offering street-level exposure and foot traffic. Additionally, there are two residential units. Apartment #1, situated above the commercial space, provides approximately 1,248 square feet. Apartment #2, a detached accessory building referred to as a cottage, offers approximately 581 square feet and additional privacy. 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. The property is suitable for investors, owner-operators, or those seeking a mixed-use asset with long-term potential.
    Location Intelligence

    Current Use by Public Records

    Viva La Birria Restaurant Pancho’s & Gringos Mexican ... Restaurant

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Putnam Valley
    County
    Putnam
    State
    New York
    Longitude
    -73.8751696
    Latitude
    41.3334373

    Nearby Similar for Sale

    • $325,000
      4,600 SF

      Prime Market and Deli Location

      Turnkey market and deli in the heart of Putnam Valley.
      4 Oscawana Lake Road, Putnam Valley, NY 10579
      View Details
    • $1,250,000
      4,600 SF

      Prime Market and Deli Location

      4,600 SF market and deli in Putnam Valley center.
      4 Oscawana Lake Road, Putnam Valley, NY 10579
      View Details
    • $699,000
      1,548 SF

      Putnam Valley Mixed-Use Investment Property

      Mixed-use property with commercial restaurant and two residential units.
      1 Oscawana Lake Road, Putnam Valley, NY 10579
      View Details

    FAQs

    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 Rd 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 and foot traffic.
    (845) 531-9038
    We can help!
    Listing Contact
    Jarett Lena
    Learn More
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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
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