Redevelopment Opportunity on Route
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1 Stagedoor Rd, Fishkill, NY 12524
Retail/showroom with redevelopment potential on Route 9 in Fishkill.
Property Size30,000 SF
Price / SF$96.67
Days on Market658
Property Features for 1 Stagedoor Rd
General Information
Standard status
Active
Size
30,000 SF
Property subtype
Land, Retail, Special Purpose
Zoning
HB highway Business
Building Details
Year Built
1982
Listing Agency:
RBR Real Estate Solutions LLC
(845) 489-5079
Listed By:
Robert Buyakowski · License #NYs # 10491211304
Source:
Crexi
Added: Oct 21, 2024
Changed: Aug 8
Last Checked: Aug 9 at 8:35AM
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 RBR Real Estate Solutions LLC
Investment Insights
Based on property information with market context.
Located at Route 9 and Old Route 9 in Fishkill, Dutchess County, New York, this property presents a retail development opportunity. It features over 700 feet of frontage on Route 9 and is zoned Highway Business, making it suitable for retail businesses such as self-storage, gas stations, fast food, car dealerships, grocery stores, furniture stores, pharmacies, and wholesale retail. The existing 30,000 sq.ft. building offers retail and showroom space with redevelopment potential. The property provides flexibility for various business ventures. The area has a thriving demographic with spending potential within a 10-mile radius. The property is located in the Town of Wappinger (Fishkill Post Office), Dutchess County, New York. There is a signalized traffic light for Southbound Route 9 access, on Old Route 9 less than 1 mile south. Owners are willing to build to suit. Property has expired for site plan for self-storage conversion.
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
$185,543
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
6.40%
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%
$3,710,860
$3.7M
Cap Rate 7%
$2,650,614
$2.7M
Cap Rate 9%
$2,061,589
$2.1M
Market Conditions
NOI Build-Up for 30,000 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
$284.4K $9.48/SF
− Vacancy
−$19.3K −$0.64/SF
EGI
$265.1K $8.84/SF
− OpEx
−$79.5K −$2.65/SF
NOI
$185.5K $6.18/SF
Area
Dutchess County, NY
Vacancy
6.80%
Lease Rate
$9.48 /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%
$3,710,860
Cap Rate 7%
$2,650,614
Cap Rate 9%
$2,061,589
Alternative Uses
Best Use
Specialty Retail
$7.76M
$6.79M – $9.05M
NOI $543,186 @ 7.0% cap · market cap 18.73%
Second Best
Retail
$5.48M
$4.80M – $6.40M
NOI $383,851 @ 7.0% cap · market cap 13.24%
Theoretical Best
Office A
$9.03M
$7.90M – $10.54M
NOI $632,137 @ 7.0% cap · market cap 21.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
196
Businesses Nearby
Explore this area
Business Placement
Demographics for 12524, NY
15,617
Population
6,702
Households
2.3
Avg Household Size
46
Median Age
36%
College-Educated
94%
High-School Grad
16.8 sq mi
ZIP Area
930
Density / Sq Mi
$95,713
Median Household Income
$59,017
Median Earnings
$1,806
Median Rent
$373,000
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?
Retail property - Retail/showroom with redevelopment potential on Route 9 in Fishkill.
Where is this retail property located?
The property is located at 1 Stagedoor Rd Fishkill, NY.
What is the asking price?
The asking price for this property is $2,900,000.
