Fully Leased Mixed-Use
For Sale
$525,000
100102 100-102 Main St, Philmont, NY 12565
Two commercial storefronts and three apartments occupy the two-story layout.
Property Size4,400 SF
Price / SF$119.32
Days on Market8
Property Features for 100102 100-102 Main St
General Information
Standard status
Active
Size
4,400 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 1BR, 1 x 2BR
Multifamily Units
3
Building Details
Year Built
1910
Buildings
1
Stories
2
Tenancy
Multi
Listing Agency:
Coldwell Banker Advisor Realty
(518) 416-3628
Listed By:
Jason Walch, Ryan Walch · License #10401403060
Source:
Amodiorealestate
Added: Aug 24
Changed: Aug 30
Last Checked: Aug 30 at 8:52PM
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 Coldwell Banker Advisor Realty
Investment Insights
Based on property information with market context.
Constructed in 1910, this two-story mixed-use building contains approximately 4,400 square feet across five units. The ground floor includes two commercial storefronts, while the upper level provides two one-bedroom apartments and one two-bedroom apartment.
All five units are fully leased, combining street-level commercial occupancy with residential space in the same building. The property is located at 100–102 Main St in Philmont, New York, within a Main Street commercial setting.
All five units are fully leased, combining street-level commercial occupancy with residential space in the same building. The property is located at 100–102 Main St in Philmont, New York, within a Main Street commercial setting.
Key Highlights
- Approximately 4,400 square feet in a two‑story mixed‑use building
- Five total units: two storefronts and three apartments
- Two one‑bedroom apartments plus one two‑bedroom apartment
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
$46,311
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
8.82%
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%
$926,220
$926.2K
Cap Rate 7%
$661,586
$661.6K
Cap Rate 9%
$514,567
$514.6K
Market Conditions
NOI Build-Up for 4,400 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
$73.9K $16.80/SF
− Vacancy
−$7.8K −$1.76/SF
EGI
$66.2K $15.04/SF
− OpEx
−$19.8K −$4.51/SF
NOI
$46.3K $10.53/SF
Area
Columbia County, NY
Vacancy
10.50%
Lease Rate
$16.80 /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%
$926,220
Cap Rate 7%
$661,586
Cap Rate 9%
$514,567
Alternative Uses
Best Use
Retail
$661.6K
$578.9K – $771.9K
NOI $46,311 @ 7.0% cap · market cap 8.82%
Second Best
Apartment 5plus
$591.2K
$517.3K – $689.7K
NOI $41,382 @ 7.0% cap · market cap 7.88%
Theoretical Best
Office A
$1.09M
$952.5K – $1.27M
NOI $76,201 @ 7.0% cap · market cap 14.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
102
Businesses Nearby
Explore this area
Business Placement
Demographics for 12565, NY
1,402
Population
744
Households
1.9
Avg Household Size
43
Median Age
26%
College-Educated
97%
High-School Grad
1.4 sq mi
ZIP Area
1,001
Density / Sq Mi
$62,972
Median Household Income
$32,734
Median Earnings
$1,036
Median Rent
$215,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two commercial storefronts and three apartments occupy the two-story layout.
Where is this mixed-use property located?
The property is located at 100102 100-102 Main St Philmont, NY.
What is the asking price?
The asking price for this property is $525,000.
What are key features of this property?
This property features: Approximately 4,400 square feet in a two‑story mixed‑use building; Five total units: two storefronts and three apartments; Two one‑bedroom apartments plus one two‑bedroom apartment
