Renovated Mixed-Use
New
For Sale
$899,999
12 Scotchtown Ave, Goshen, NY 10924
Renovated building with a commercial unit and two residential apartments in Goshen.
Property Size4,675 SF
Price / SF$445.54
Days on Market2
Property Features for 12 Scotchtown Ave
General Information
Standard status
Active
Size
4,675 SF
Net Rentable
2,020 SF
Property subtype
Commercial
Financials
Asking Price
$899,999
Cap Rate
8.6%
Gross Income
$114,000
Units
Multifamily Units
2
Office Units
1
Additional Details
Floor
Ground Floor
Taxes and HOA fees
Annual Taxes
$18,228
Building Details
Building Size
4,675 SF
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Owner Occupied
Yes
Listing Agency:
eXp Realty
(917) 656-0040
Listed By:
Aoife T Freeman
(917) 656-0040
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 1:30PM
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 eXp Realty
Investment Insights
Based on property information with market context.
Located at 12 Scotchtown Ave in Goshen, NY, this renovated mixed-use property combines a 2,020-square-foot ground-floor commercial unit with two residential apartments. The commercial space is currently owner occupied and is suited to retail, office, or service-based use. One of the apartments has also undergone recent renovation.
The property is positioned near shopping, schools, local restaurants, and government buildings. Goshen’s walk score is 79, classified as Very Walkable, while its bike score is 55, classified as Bikeable. The combination of commercial and residential components provides diversified occupancy within a single building.
The property is positioned near shopping, schools, local restaurants, and government buildings. Goshen’s walk score is 79, classified as Very Walkable, while its bike score is 55, classified as Bikeable. The combination of commercial and residential components provides diversified occupancy within a single building.
Key Highlights
- 2,020‑square‑foot ground‑floor commercial unit
- Two residential apartments, including one recently renovated unit
- Commercial space is currently owner occupied
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
$37,785
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
4.20%
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%
$755,700
$755.7K
Cap Rate 7%
$539,786
$539.8K
Cap Rate 9%
$419,833
$419.8K
Market Conditions
NOI Build-Up for 2,020 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
$71.3K $35.28/SF
− Vacancy
−$2.6K −$1.27/SF
EGI
$68.7K $34.01/SF
− OpEx
−$30.9K −$15.30/SF
NOI
$37.8K $18.71/SF
Area
Orange County, NY
Vacancy
3.60%
Lease Rate
$35.28 /SF/Yr
Expense Ratio
45.00%
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%
$755,700
Cap Rate 7%
$539,786
Cap Rate 9%
$419,833
Alternative Uses
Best Use
Apartment 5plus
$539.8K
$472.3K – $629.8K
NOI $37,785 @ 7.0% cap · market cap 4.20%
Second Best
Office B
$482.9K
$422.5K – $563.3K
NOI $33,800 @ 7.0% cap · market cap 3.76%
Theoretical Best
Office A
$684.1K
$598.6K – $798.2K
NOI $47,890 @ 7.0% cap · market cap 5.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
785
Businesses Nearby
Explore this area
Business Placement
Demographics for 10924, NY
14,006
Population
5,178
Households
2.7
Avg Household Size
44
Median Age
42%
College-Educated
90%
High-School Grad
40.1 sq mi
ZIP Area
349
Density / Sq Mi
$114,567
Median Household Income
$64,567
Median Earnings
$1,668
Median Rent
$433,600
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 - Renovated building with a commercial unit and two residential apartments in Goshen.
Where is this mixed-use property located?
The property is located at 12 Scotchtown Ave Goshen, NY.
What is the asking price?
The asking price for this property is $899,999.
What are key features of this property?
This property features: 2,020‑square‑foot ground‑floor commercial unit; Two residential apartments, including one recently renovated unit; Commercial space is currently owner occupied
