Mixed-Use Live/Work Retail
104-108 Main Street Livingston Manor, NY 12758
104-108 Main Street, Livingston Manor, NY, 12758
$549,000
For Sale
$549,000
Two-building package with an active cafe license, commercial kitchen, and additional residential space across multiple floors.
Property Size3,426 SF
Price / SF$160.25
Days on Market68
Property Features for 104-108 Main Street
General Information
- Standard status
- Active
- Size
- 3,426 SF
- Property subtype
- Mixed Use
Building Details
- Year Built
- 1900
Listing agency
Country House Realty, Inc.
(314) 221-2008
Listed by
Megan Kinealy
(314) 221-2008
Source
Xome
Added: May 16 Updated: Jul 20 at 8:43PM Checked: Jul 21 at 3:00AM
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 Country House Realty, Inc.
Investment Insights
Based on property information with market context.
Two connected buildings offer mixed-use flexibility, with 108 Main Street featuring three floors of space. The first floor operates a popular non-profit grocery and cafe and includes a large commercial kitchen with a walk-in, two convection ranges, multiple refrigerators and reach-ins, sinks, and extensive prep space. Additional highlights include a sunny market room, an accessible restroom, a large wraparound porch, and a creekside yard for seating, with ample parking. The second and third floors were previously two multi-bedroom apartments; bedrooms are currently used for storage, but could be converted back to single-family living or restored to multi-family housing with updates. Each floor includes a bathroom and kitchenette space, and there are seven bedrooms in total.
The property is zoned residential with a special use permit and anchors one end of Livingston Manor’s Main Street. Nearby businesses named in the description include Stumble Out Restaurant, Upstream Wine and Spirits, Kirin Thai Market, and Jitterbug Sights and Sounds. The remarks also note an upcoming hospitality project down the street and a planned rail trail connection.
104 Main Street is a tidy 1950s three-bedroom, one-and-a-half-bath home with spacious living areas and a large sunny three-season room, featuring original wood-paneled details and room for updates.
The property is zoned residential with a special use permit and anchors one end of Livingston Manor’s Main Street. Nearby businesses named in the description include Stumble Out Restaurant, Upstream Wine and Spirits, Kirin Thai Market, and Jitterbug Sights and Sounds. The remarks also note an upcoming hospitality project down the street and a planned rail trail connection.
104 Main Street is a tidy 1950s three-bedroom, one-and-a-half-bath home with spacious living areas and a large sunny three-season room, featuring original wood-paneled details and room for updates.
Key Highlights
- Two‑building package in Livingston Manor, NY, with 108 Main Street and 104 Main Street
- 108 Main Street has three floors; first floor currently operates a non‑profit grocery and cafe
- 108 Main Street includes a large commercial kitchen with walk‑in, two convection ranges, multiple refrigerators/reach‑ins, and prep space
Local Financial Insights For Office B
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $82.2k | $24.00 |
| − Vacancy | −$18.1k | −$5.28 |
| EGI | $64.1k | $18.72 |
| − OpEx | −$16.0k | −$4.68 |
| NOI | $48.1k | $14.04 |
3,426 SF · lease $24.00/SF/yr · vacancy 22.00% · expense 25.00%
Alternative Uses
Best Use
Office B
$687.2K
$601.3K – $801.7K
NOI $48,101 @ 7.0% cap · market cap 8.76%
Second Best
Specialty Retail
$633.0K
$553.9K – $738.5K
NOI $44,308 @ 7.0% cap · market cap 8.07%
Theoretical Best
Office A
$939.7K
$822.2K – $1.10M
NOI $65,779 @ 7.0% cap · market cap 11.98%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Location Intelligence
Current Use by Public Records
Live-work space
Similar For Sale Nearby
FAQs
What type of property is this?
Live-work space - Two-building package with an active cafe license, commercial kitchen, and additional residential space across multiple floors.
Where is this live-work space located?
The property is located at 104-108 Main Street Livingston Manor, NY.
What is the asking price?
The asking price for this property is $549,000.
What are key features of this property?
This property features: Two‑building package in Livingston Manor, NY, with 108 Main Street and 104 Main Street; 108 Main Street has three floors; first floor currently operates a non‑profit grocery and cafe; 108 Main Street includes a large commercial kitchen with walk‑in, two convection ranges, multiple refrigerators/reach‑ins, and prep space
