Mixed-Use Retail and
For Sale
$995,000
11 S South 6th Street, Hudson, NY 12534
Retail space occupies the lower level, with a freshly painted duplex above featuring a rooftop terrace and central air.
Property Size3,692 SF
Days on Market159
Property Features for 11 S South 6th Street
General Information
Standard status
Active
Size
3,692 SF
Property subtype
Multi Family
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$10,540
Building Details
Building Size
3,692 SF
Year Built
1890
Listing Agency:
Nicole Vidor Real Estate Inc.
Listed By:
Miles Vidor · License #10401315516
Source:
C21newwest
Added: Mar 31
Changed: Aug 28
Last Checked: Sep 4 at 10:05AM
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 Nicole Vidor Real Estate Inc.
Investment Insights
Based on property information with market context.
This mixed-use property combines retail space on the lower level with a duplex above. The upper unit has been freshly painted and is finished with natural light throughout. Interior features include wood floors, a staircase, Thermopane windows, and central air.
The duplex offers an eat-in cook’s kitchen with a wood stove, a library, and a spacious primary suite with a generous walk-in closet. A rooftop terrace with mountain views adds outdoor space.
Situated about half a block from Warren Street, the property provides street-level retail presence alongside residential living above.
The duplex offers an eat-in cook’s kitchen with a wood stove, a library, and a spacious primary suite with a generous walk-in closet. A rooftop terrace with mountain views adds outdoor space.
Situated about half a block from Warren Street, the property provides street-level retail presence alongside residential living above.
Key Highlights
- Mixed‑use building built in 1890 with retail space on the lower level and a freshly painted duplex above
- Duplex features a rooftop terrace with mountain views
- Central air throughout the duplex and Thermopane windows
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
$39,565
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
3.98%
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%
$791,300
$791.3K
Cap Rate 7%
$565,214
$565.2K
Cap Rate 9%
$439,611
$439.6K
Market Conditions
NOI Build-Up for 3,692 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
$59.8K $16.20/SF
− Vacancy
−$3.3K −$0.89/SF
EGI
$56.5K $15.31/SF
− OpEx
−$17.0K −$4.59/SF
NOI
$39.6K $10.72/SF
Area
Columbia County, NY
Vacancy
5.50%
Lease Rate
$16.20 /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%
$791,300
Cap Rate 7%
$565,214
Cap Rate 9%
$439,611
Alternative Uses
Best Use
Multifamily LT 5
$565.2K
$494.6K – $659.4K
NOI $39,565 @ 7.0% cap · market cap 3.98%
Second Best
Retail
$555.1K
$485.7K – $647.7K
NOI $38,859 @ 7.0% cap · market cap 3.91%
Theoretical Best
Office A
$913.4K
$799.3K – $1.07M
NOI $63,940 @ 7.0% cap · market cap 6.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,418
Businesses Nearby
Explore this area
Business Placement
Demographics for 12534, NY
17,539
Population
9,613
Households
1.8
Avg Household Size
46
Median Age
33%
College-Educated
88%
High-School Grad
88.6 sq mi
ZIP Area
198
Density / Sq Mi
$76,086
Median Household Income
$40,823
Median Earnings
$1,296
Median Rent
$260,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Retail space occupies the lower level, with a freshly painted duplex above featuring a rooftop terrace and central air.
Where is this mixed-use property located?
The property is located at 11 S South 6th Street Hudson, NY.
What is the asking price?
The asking price for this property is $995,000.
What are key features of this property?
This property features: Mixed‑use building built in 1890 with retail space on the lower level and a freshly painted duplex above; Duplex features a rooftop terrace with mountain views; Central air throughout the duplex and Thermopane windows
