Mixed-Use Building in
For Sale
$1,700,000
335 Main St, Beacon, NY 12508
Two-story mixed-use building with retail and residential/office potential.
Property Size4,800 SF
Price / SF$354.17
Days on Market836
Property Features for 335 Main St
General Information
Standard status
Active
Size
4,800 SF
Property subtype
Retail
Amenities
Central Air
3
Corner Lot.
Corner.
Listing Agency:
K. Fortuna Realty, Inc.
(845) 632-3492
Listed By:
Christine Miller-Klein · License #10401288048
(845) 591-0513
Source:
Xome
Added: Apr 25, 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 K. Fortuna Realty, Inc.
Investment Insights
Based on property information with market context.
This two-story mixed-use building is located in the heart of Beacon. The first floor is currently occupied by a 2400 sq ft liquor store. The second floor offers an additional 2400 sq ft of space, presenting a blank slate for renovation. Potential uses include new apartment space, office space, or an artist studio loft. The property benefits from high volume walk-in traffic, ample on-street parking, and proximity to a municipal parking lot behind the building.
Key Highlights
- Prime location in the heart of Beacon with high volume walk‑in traffic.
- Mixed‑use building with an established 2400 sq. ft. liquor store on the first floor.
- Second floor offers a 2400 sq. ft. blank slate for renovation (apartment, office, studio).
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
$86,910
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
5.11%
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%
$1,738,200
$1.7M
Cap Rate 7%
$1,241,571
$1.2M
Cap Rate 9%
$965,667
$965.7K
Market Conditions
NOI Build-Up for 4,800 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
$121.0K $25.20/SF
− Vacancy
−$5.1K −$1.06/SF
EGI
$115.9K $24.14/SF
− OpEx
−$29.0K −$6.04/SF
NOI
$86.9K $18.11/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$25.20 /SF/Yr
Expense Ratio
25.00%
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%
$1,738,200
Cap Rate 7%
$1,241,571
Cap Rate 9%
$965,667
Alternative Uses
Best Use
Specialty Retail
$1.24M
$1.09M – $1.45M
NOI $86,910 @ 7.0% cap · market cap 5.11%
Second Best
Apartment 5plus
$1.18M
$1.03M – $1.37M
NOI $82,463 @ 7.0% cap · market cap 4.85%
Theoretical Best
Office A
$1.44M
$1.26M – $1.69M
NOI $101,142 @ 7.0% cap · market cap 5.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
Explore this area
Business Placement
Demographics for 12508, NY
19,537
Population
8,798
Households
2.2
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
14.4 sq mi
ZIP Area
1,357
Density / Sq Mi
$88,510
Median Household Income
$59,498
Median Earnings
$1,700
Median Rent
$401,500
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 - Two-story mixed-use building with retail and residential/office potential.
Where is this mixed-use property located?
The property is located at 335 Main St Beacon, NY.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Prime location in the heart of Beacon with high volume walk‑in traffic.; Mixed‑use building with an established 2400 sq. ft. liquor store on the first floor.; Second floor offers a 2400 sq. ft. blank slate for renovation (apartment, office, studio).
