Multi-Tenant Mixed-Use
For Sale
$1,895,000
11-15 Court Road, Bedford, NY 10506
Commercial Sale, Bedford, NY
Property Size5,328 SF
Lot Size0.64 Acres
Price / SF$355.67
Days on Market10
Property Features for 11-15 Court Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
NB
Rooms
Basement
Parking
14
Basement
Unfinished, Walk-Out Access
Lot features
Historic District, Landscaped, Level
Elementary school
Bedford Village Elementary School
Middle school
Fox Lane Middle School
High school
Fox Lane High School
Elementary school district
Bedford
Middle school district
Bedford
High school district
Bedford
Directions
Rt 22 in Bedford Village, to Court Road, 11-15 is the Red Building on the Right.
Standard status
Active
APN
2000-084-007-00002-000-0042
Lot size
0.64 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
22033
Utilities
Sewer type
Septic Tank
Heating system
Electric (Heating), Baseboard
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
landscaped lot
bluestone-walk frontage
Building Details
Year built
1956
Floors in Building
3
Number of units
6
Building materials
Frame
Listing Agency:
Ginnel Real Estate
(914) 234-9234
Listed By:
Caroline E. Conte
(914) 275-2897
Added: Sep 14
Changed: Sep 23
Last Checked: Sep 23 at 10:06AM
MLS# 1050932
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This mixed-use commercial property contains 5,328 square feet, including 744 finished square feet of third-floor storage. The building is arranged with three first-floor retail spaces, each with its own entrance, along with three offices on the second floor. Frame construction, electric baseboard heat, window and wall/window cooling units, public water, and a septic tank serve the property. Fourteen parking spaces are provided on the 0.64-acre landscaped lot, which includes lawn and bluestone-walk frontage.
The property is located within the Bedford Village Historic District near the Village Green. Bedford Hills train station is less than 5 minutes away, and Route 684 is described as seconds from the property. Zoning is NB. The address is 11-15 Court Road, Bedford, NY 10506.
The property is located within the Bedford Village Historic District near the Village Green. Bedford Hills train station is less than 5 minutes away, and Route 684 is described as seconds from the property. Zoning is NB. The address is 11-15 Court Road, Bedford, NY 10506.
Key Highlights
- 5,328‑square‑foot mixed‑use building with 744 finished square feet of third‑floor storage
- Three first‑floor retail spaces with separate entrances
- Three second‑floor office spaces
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
$112,658
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
5.95%
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%
$2,253,160
$2.3M
Cap Rate 7%
$1,609,400
$1.6M
Cap Rate 9%
$1,251,756
$1.3M
Market Conditions
NOI Build-Up for 5,328 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
$185.4K $34.80/SF
− Vacancy
−$24.5K −$4.59/SF
EGI
$160.9K $30.21/SF
− OpEx
−$48.3K −$9.06/SF
NOI
$112.7K $21.14/SF
Area
Westchester County, NY
Vacancy
13.20%
Lease Rate
$34.80 /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%
$2,253,160
Cap Rate 7%
$1,609,400
Cap Rate 9%
$1,251,756
Alternative Uses
Best Use
Retail
$1.61M
$1.41M – $1.88M
NOI $112,658 @ 7.0% cap · market cap 5.95%
Second Best
Mixed Use
$1.10M
$965.3K – $1.29M
NOI $77,223 @ 7.0% cap · market cap 4.08%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
228
Businesses Nearby
3k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Leisure 100%
Bedford Playhouse
Leisure
3,206 visits/mo
0.1 miles
Demographics for 10506, NY
5,762
Population
2,408
Households
2.4
Avg Household Size
46
Median Age
86%
College-Educated
99%
High-School Grad
16.6 sq mi
ZIP Area
347
Density / Sq Mi
$250,001
Median Household Income
$122,917
Median Earnings
$3,188
Median Rent
$1,097,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Three retail suites and three upper-level offices provide a flexible commercial configuration in Bedford Village.
Where is this mixed-use property located?
The property is located at 11-15 Court Road Bedford, NY.
What is the asking price?
The asking price for this property is $1,895,000.
What are key features of this property?
This property features: 5,328‑square‑foot mixed‑use building with 744 finished square feet of third‑floor storage; Three first‑floor retail spaces with separate entrances; Three second‑floor office spaces
