Renovated Mixed-Use
New
For Sale
$899,999
12 Scotchtown Avenue, Goshen, NY 10924
Commercial Sale, Goshen, NY
Property Size2,020 SF
Lot Size0.34 Acres
Price / SF$445.54
Days on Market5
Property Features for 12 Scotchtown Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
4023
Rooms
Basement
Parking features
Parking Lot
Elementary school district
Goshen
Middle school district
Goshen
High school district
Goshen
Standard status
Active
APN
333001-104-000-0002-064.100-0000
Lot size
0.34 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
18229
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Baseboard
Cooling system
Central Air, Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Floors in Building
2
Number of units
3
Building materials
Frame, Wood Siding
Listing Agency:
eXp Realty
(888) 276-0630
Listed By:
Aoife T Freeman
(917) 656-0040
Added: Aug 17
Changed: Aug 20
Last Checked: Aug 21 at 5:06PM
MLS# 1035048
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.
Located at 12 Scotchtown Avenue in Goshen, NY, this mixed-use property combines a 2,020-square-foot commercial unit with two residential apartments. The commercial space is on the ground floor and is currently owner occupied. One apartment was recently renovated, and the property information describes renovations across the units.
The 0.3446-acre site includes a parking lot and a basement. Building materials include frame construction with wood siding. Heating is provided by baseboard systems, while cooling includes central air along with wall/window and window units. The property is served by public water and public sewer, with cable available. Its Goshen setting provides proximity to shopping, schools, restaurants, and government buildings.
The 0.3446-acre site includes a parking lot and a basement. Building materials include frame construction with wood siding. Heating is provided by baseboard systems, while cooling includes central air along with wall/window and window units. The property is served by public water and public sewer, with cable available. Its Goshen setting provides proximity to shopping, schools, restaurants, and government buildings.
Key Highlights
- 2,020‑square‑foot ground‑floor commercial unit
- Two residential apartments above the commercial space
- One apartment recently renovated; renovations described across the 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
$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 - Ground-floor commercial space accompanies two apartments, with public water, public sewer, parking, and multiple heating and cooling systems.
Where is this mixed-use property located?
The property is located at 12 Scotchtown Avenue 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 above the commercial space; One apartment recently renovated; renovations described across the units
