Mixed-Use Building in Excellent
For Sale
$1,485,000
121 S Regent Street, Portchester, NY 10573
Three-story mixed-use building with residential and commercial spaces, ample parking.
Property Size5,942 SF
Price / SF$249.92
Days on Market149
Property Features for 121 S Regent Street
General Information
Standard status
Active
Size
5,942 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$30,725
Amenities
Central air
Assigned
Central Air Cooling
Building Details
Year Built
1927
Listing Agency:
RYE PORT REAL ESTATE, INC.
(914) 937-1995
Listed By:
KATHLEEN ZACCAGNINO · License #31ZA0543350
Source:
Corcoran
Added: Apr 3
Changed: Aug 27
Last Checked: Aug 29 at 6:55AM
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 three-story stucco and brick building, offered for sale for the first time, is a mixed-use property featuring both business and residential spaces. The living area encompasses 3,892 square feet, while the gross living area totals 5,942 square feet. The property is noted to be in excellent condition and includes a parking area.
Key Highlights
- Mixed‑use property suitable for business and residential purposes.
- Substantial living area (3,892 sq ft) and gross living area (5,942 sq ft).**
- Excellent condition.
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
$101,916
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
6.86%
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%
$2,038,320
$2.0M
Cap Rate 7%
$1,455,943
$1.5M
Cap Rate 9%
$1,132,400
$1.1M
Market Conditions
NOI Build-Up for 5,942 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
$196.1K $33.00/SF
− Vacancy
−$10.8K −$1.82/SF
EGI
$185.3K $31.19/SF
− OpEx
−$83.4K −$14.03/SF
NOI
$101.9K $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%
$2,038,320
Cap Rate 7%
$1,455,943
Cap Rate 9%
$1,132,400
Alternative Uses
Best Use
Apartment 5plus
$1.46M
$1.27M – $1.70M
NOI $101,916 @ 7.0% cap · market cap 6.86%
Second Best
Office B
$1.30M
$1.14M – $1.52M
NOI $90,991 @ 7.0% cap · market cap 6.13%
Theoretical Best
Retail
$1.79M
$1.57M – $2.09M
NOI $125,641 @ 7.0% cap · market cap 8.46%
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 Street Portchester, NY.
What is the asking price?
The asking price for this property is $1,485,000.
What are key features of this property?
This property features: Mixed‑use property suitable for business and residential purposes.; Substantial living area (3,892 sq ft) and gross living area (5,942 sq ft).**; Excellent condition.
