Five-Unit Mixed-Use
For Sale
$1,295,000
105 Partition Street, Saugerties, NY 12477
Five-unit mixed-use building with three residential units and two commercial units, plus basement storage and laundry.
Property Size8,559 SF
Days on Market56
Property Features for 105 Partition Street
General Information
Standard status
Active
Size
8,559 SF
Property subtype
Commercial
Additional Details
Multifamily Units
3
Taxes and HOA fees
Annual Taxes
$17,128
Building Details
Building Size
8,559 SF
Units
5
Listing Agency:
Cedar Properties
(201) 835-7239
Listed By:
Ryan P. Scully
(201) 835-7239
Source:
Cohenandcohenrealty
Added: Jun 30
Changed: Aug 23
Last Checked: Aug 24 at 1:51PM
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 Cedar Properties
Investment Insights
Based on property information with market context.
This mixed-use property consists of five total units, with three residential units and two commercial units. The basement includes additional storage space, a washer/dryer area, and the building mechanicals.
The building is located on Partition St directly next to the municipal parking lot. Several on-site parking spots are currently provided, and the layout may allow for additional parking by taking space from the large backyard, if desired. The parking lot is accessed directly from the municipal parking lot and could support a future commercial user or additional residential use.
The property was previously town approved for a substantial addition spanning three floors, adding approximately 7,800 additional square feet and five more units. The proposed additional units included one large commercial space and four residential units of varying sizes, with alteration plans available upon request.
The building is located on Partition St directly next to the municipal parking lot. Several on-site parking spots are currently provided, and the layout may allow for additional parking by taking space from the large backyard, if desired. The parking lot is accessed directly from the municipal parking lot and could support a future commercial user or additional residential use.
The property was previously town approved for a substantial addition spanning three floors, adding approximately 7,800 additional square feet and five more units. The proposed additional units included one large commercial space and four residential units of varying sizes, with alteration plans available upon request.
Key Highlights
- 5‑unit mixed‑use building on Partition St: 3 residential units and 2 commercial units
- Previously town approved for an addition of approx. 7,800 SF across three floors and 5 additional units
- Approved added space includes a large commercial space of approx. 2,600 SF and four additional residential units
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
$101,912
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
7.87%
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%
$2,038,240
$2.0M
Cap Rate 7%
$1,455,886
$1.5M
Cap Rate 9%
$1,132,356
$1.1M
Market Conditions
NOI Build-Up for 8,559 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
$154.1K $18.00/SF
− Vacancy
−$8.5K −$0.99/SF
EGI
$145.6K $17.01/SF
− OpEx
−$43.7K −$5.10/SF
NOI
$101.9K $11.91/SF
Area
Ulster County, NY
Vacancy
5.50%
Lease Rate
$18.00 /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%
$2,038,240
Cap Rate 7%
$1,455,886
Cap Rate 9%
$1,132,356
Alternative Uses
Best Use
Retail
$1.46M
$1.27M – $1.70M
NOI $101,912 @ 7.0% cap · market cap 7.87%
Second Best
Mixed Use
$1.29M
$1.13M – $1.51M
NOI $90,511 @ 7.0% cap · market cap 6.99%
Theoretical Best
Multifamily LT 5
$80.04M
$70.04M – $93.38M
NOI $5,602,922 @ 7.0% cap · market cap 432.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
551
Businesses Nearby
7k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 64%
Home Improvements & Furnishings 36%
M&T Bank
Shops & Services
4,359 visits/mo
0.2 miles
P C Smith & Son Inc
Home Improvements & Furnishings
2,438 visits/mo
0.2 miles
Demographics for 12477, NY
18,559
Population
9,483
Households
2
Avg Household Size
48
Median Age
34%
College-Educated
92%
High-School Grad
66.7 sq mi
ZIP Area
278
Density / Sq Mi
$72,353
Median Household Income
$49,357
Median Earnings
$1,239
Median Rent
$292,100
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Five-unit mixed-use building with three residential units and two commercial units, plus basement storage and laundry.
Where is this mixed-use property located?
The property is located at 105 Partition Street Saugerties, NY.
What is the asking price?
The asking price for this property is $1,295,000.
What are key features of this property?
This property features: 5‑unit mixed‑use building on Partition St: 3 residential units and 2 commercial units; Previously town approved for an addition of approx. 7,800 SF across three floors and 5 additional units; Approved added space includes a large commercial space of approx. 2,600 SF and four additional residential units
