Mixed-Use Building in Excellent
For Sale
$1,650,000
121 S REGENT ST, Portchester, NY 10573
Three-story mixed-use building with residential and commercial spaces, ample parking.
Property Size5,413 SF
Price / SF$304.82
Days on Market189
Property Features for 121 S REGENT ST
General Information
Standard status
Active
Size
5,413 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$30,725
Amenities
Central Air
3
Parking.
6 Parking Spaces. Assigned Parking Space.
Building Details
Year Built
1927
Listing Agency:
Rye Port Real Estate, Inc.
(914) 937-1995
Listed By:
Kathleen Zaccagnino · License #31ZA0543350
(914) 843-3225
Source:
Xome
Added: Mar 3
Changed: Sep 8
Last Checked: Sep 7 at 8:49AM
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 Rye Port Real Estate, Inc.
Investment Insights
Based on property information with market context.
This is a three-story stucco and brick mixed-use building, offered for sale for the first time. The property includes both business and residential spaces. The living area measures 3,892 square feet, with a gross living area of 5,942 square feet. The building is in excellent condition and includes parking. The location has a walk score of 91, indicating it is a walker's paradise. The bike score is 52, making it bikeable. The transit score is 53, indicating good transit options.
Key Highlights
- Mixed‑use building offering both business and residential opportunities.
- Excellent condition throughout.
- Enjoy a large living area of 3,892 sq ft and a gross living area of 5,942 sq ft.
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
$92,842
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
5.63%
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%
$1,856,840
$1.9M
Cap Rate 7%
$1,326,314
$1.3M
Cap Rate 9%
$1,031,578
$1.0M
Market Conditions
NOI Build-Up for 5,413 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
$178.6K $33.00/SF
− Vacancy
−$9.8K −$1.82/SF
EGI
$168.8K $31.19/SF
− OpEx
−$76.0K −$14.03/SF
NOI
$92.8K $17.15/SF
Area
Westchester County, NY
Vacancy
5.50%
Lease Rate
$33.00 /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%
$1,856,840
Cap Rate 7%
$1,326,314
Cap Rate 9%
$1,031,578
Alternative Uses
Best Use
Apartment 5plus
$1.33M
$1.16M – $1.55M
NOI $92,842 @ 7.0% cap · market cap 5.63%
Second Best
Office B
$1.18M
$1.04M – $1.38M
NOI $82,891 @ 7.0% cap · market cap 5.02%
Theoretical Best
Retail
$1.64M
$1.43M – $1.91M
NOI $114,455 @ 7.0% cap · market cap 6.94%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,125
Businesses Nearby
Explore this area
Business Placement
Demographics for 10573, NY
41,758
Population
14,592
Households
2.9
Avg Household Size
39
Median Age
44%
College-Educated
83%
High-School Grad
5.5 sq mi
ZIP Area
7,592
Density / Sq Mi
$110,612
Median Household Income
$48,263
Median Earnings
$1,940
Median Rent
$649,900
Median Home Value
Market
Vacancy Rate% for Office 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-story mixed-use building with residential and commercial spaces, ample parking.
Where is this mixed-use property located?
The property is located at 121 S REGENT ST Portchester, NY.
What is the asking price?
The asking price for this property is $1,650,000.
What are key features of this property?
This property features: Mixed‑use building offering both business and residential opportunities.; Excellent condition throughout.; Enjoy a large living area of 3,892 sq ft and a gross living area of 5,942 sq ft.
