Renovated Mixed-Use
For Sale
$749,000
107 Jefferson Street, Monticello, NY 12701
Commercial space and an adjacent residence share municipal water and sewer, with the commercial building leased month-to-month.
Property Size3,270 SF
Lot Size2.10 Acres
Price / SF$499.33
Days on Market69
Property Features for 107 Jefferson Street
General Information
Standard status
Active
Size
3,270 SF
Total Parking Spaces
20
Lot size
2.10 Acres
Property subtype
Commercial
Zoning
BL1
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$10,118
Building Details
Building Size
3,270 SF
Year Built
1960
Buildings
2
Stories
2
Tenancy
Single
Owner Occupied
No
Listing Agency:
The Maxx Group LLC
(845) 866-4673
Listed By:
Maxine H Schulte · License #10491205538
(845) 866-4673
Source:
Cohenandcohenrealty
Added: Jun 15
Changed: Aug 22
Last Checked: Aug 22 at 5:36AM
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 The Maxx Group LLC
Investment Insights
Based on property information with market context.
This mixed-use property includes a renovated 1,500-square-foot commercial building and a separate 1,770-square-foot residence on 2.1 acres. The commercial component has updated finishes, a flexible layout, and an existing month-to-month tenant. The adjacent home contains four bedrooms and 2.5 baths and is described as fair and functional. The property was built in 1960 and is served by municipal water and sewer.
Located at 107 Jefferson Street in Monticello, the site sits just off Route 17 at Exit 104 and provides over 300 feet of road frontage along a commercial corridor with traffic counts in the thousands daily. Nearby businesses and services include Dunkin', Tillys Diner, motels, doctors' offices, and the DMV. Resorts World Casino, Bethel Woods, the Kartrite Resort & Waterpark, and Monticello Motor Club are also described as minutes away.
The commercial building is positioned for retail, office, automotive, or specialty-service use, while the residence may serve as an owner-occupied home, staff housing, or an additional rental.
Located at 107 Jefferson Street in Monticello, the site sits just off Route 17 at Exit 104 and provides over 300 feet of road frontage along a commercial corridor with traffic counts in the thousands daily. Nearby businesses and services include Dunkin', Tillys Diner, motels, doctors' offices, and the DMV. Resorts World Casino, Bethel Woods, the Kartrite Resort & Waterpark, and Monticello Motor Club are also described as minutes away.
The commercial building is positioned for retail, office, automotive, or specialty-service use, while the residence may serve as an owner-occupied home, staff housing, or an additional rental.
Key Highlights
- 2.1‑acre mixed‑use property with commercial and residential improvements
- Renovated 1,500 sq. ft. commercial building with updated finishes and a month‑to‑month tenant
- 1,770 sq. ft. residence with 4 bedrooms and 2.5 baths
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
$21,060
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
2.81%
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%
$421,200
$421.2K
Cap Rate 7%
$300,857
$300.9K
Cap Rate 9%
$234,000
$234.0K
Market Conditions
NOI Build-Up for 1,500 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
$36.0K $24.00/SF
− Vacancy
−$7.9K −$5.28/SF
EGI
$28.1K $18.72/SF
− OpEx
−$7.0K −$4.68/SF
NOI
$21.1K $14.04/SF
Area
Sullivan County, NY
Vacancy
22.00%
Lease Rate
$24.00 /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%
$421,200
Cap Rate 7%
$300,857
Cap Rate 9%
$234,000
Alternative Uses
Best Use
Office B
$300.9K
$263.3K – $351.0K
NOI $21,060 @ 7.0% cap · market cap 2.81%
Second Best
Retail
$258.7K
$226.3K – $301.8K
NOI $18,106 @ 7.0% cap · market cap 2.42%
Theoretical Best
Office A
$411.4K
$360.0K – $480.0K
NOI $28,800 @ 7.0% cap · market cap 3.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
505
Businesses Nearby
Explore this area
Business Placement
Demographics for 12701, NY
12,360
Population
7,188
Households
1.7
Avg Household Size
38
Median Age
23%
College-Educated
78%
High-School Grad
61.0 sq mi
ZIP Area
203
Density / Sq Mi
$56,601
Median Household Income
$35,918
Median Earnings
$989
Median Rent
$178,300
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 - Commercial space and an adjacent residence share municipal water and sewer, with the commercial building leased month-to-month.
Where is this mixed-use property located?
The property is located at 107 Jefferson Street Monticello, NY.
What is the asking price?
The asking price for this property is $749,000.
What are key features of this property?
This property features: 2.1‑acre mixed‑use property with commercial and residential improvements; Renovated 1,500 sq. ft. commercial building with updated finishes and a month‑to‑month tenant; 1,770 sq. ft. residence with 4 bedrooms and 2.5 baths
