Versatile Mixed-Use Commercial
For Sale
$385,000
Pending
7174 Route 209, Wawarsing, NY 12489
3000 sq ft mixed-use space with endless potential.
Property Size2,720 SF
Lot Size0.50 Acres
Days on Market639
Property Features for 7174 Route 209
General Information
Standard status
Pending
Size
2,720 SF
Lot size
0.50 Acres
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$5,292
Amenities
3
Building Details
Year Built
2000
Listing Agency:
Corcoran Country Living
(845) 876-6676
Listed By:
Corcoran Country Living
(214) 558-2115
Source:
Xome
Added: Nov 7, 2024
Changed: Aug 8
Last Checked: Aug 8 at 12:03PM
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 Corcoran Country Living
Investment Insights
Based on property information with market context.
Located in Wawarsing, NY, this commercial property offers a 3000 sq ft mixed-use space on a half-acre lot. Previously home to a craft brewery, the property features multiple rooms suitable for storage, office, and flex space. An insulated room, formerly used for refrigeration, and a main tasting room are included. The property also contains 2000 sq ft of warehouse space with a 16' ceiling height. There are two full baths and one-half bath. The property has three separate electric meters and a designated utility room with separate 200 AMP service. A new water main was installed in 2023, complementing water from an existing on-site well. The paved lot provides ample parking and is surrounded by privacy fencing. The versatile building has the potential to be a live/work property, and with municipal approvals and permits, could continue as a microbrewery or be adapted for an entirely new vision.
Key Highlights
- High‑visibility location on Route 209 in Wawarsing, only 75 minutes from NYC.
- 3000 sq ft mixed‑use space on a well‑maintained half‑acre lot with ample parking and privacy fencing.
- 2000 sq ft of warehouse space with 16' ceiling height and a separate 200 AMP utility service.**
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
$28,764
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
7.47%
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%
$575,280
$575.3K
Cap Rate 7%
$410,914
$410.9K
Cap Rate 9%
$319,600
$319.6K
Market Conditions
NOI Build-Up for 2,720 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
$49.0K $18.00/SF
− Vacancy
−$2.9K −$1.08/SF
EGI
$46.0K $16.92/SF
− OpEx
−$17.3K −$6.34/SF
NOI
$28.8K $10.58/SF
Area
Ulster County, NY
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$575,280
Cap Rate 7%
$410,914
Cap Rate 9%
$319,600
Alternative Uses
Best Use
Office B
$763.3K
$667.9K – $890.5K
NOI $53,428 @ 7.0% cap · market cap 13.88%
Second Best
Mixed Use
$410.9K
$359.6K – $479.4K
NOI $28,764 @ 7.0% cap · market cap 7.47%
Theoretical Best
Multifamily LT 5
$25.44M
$22.26M – $29.68M
NOI $1,780,576 @ 7.0% cap · market cap 462.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Explore this area
Business Placement
Demographics for 12489, NY
267
Population
81
Households
3.3
Avg Household Size
43
Median Age
18%
College-Educated
100%
High-School Grad
3.6 sq mi
ZIP Area
74
Density / Sq Mi
$26,100
Median Household Income
$245,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - 3000 sq ft mixed-use space with endless potential.
Where is this mixed-use property located?
The property is located at 7174 Route 209 Wawarsing, NY.
What is the asking price?
The asking price for this property is $385,000.
What are key features of this property?
This property features: High‑visibility location on Route 209 in Wawarsing, only 75 minutes from NYC.; 3000 sq ft mixed‑use space on a well‑maintained half‑acre lot with ample parking and privacy fencing.; 2000 sq ft of warehouse space with 16' ceiling height and a separate 200 AMP utility service.**
