Three-Story Mixed-Use
For Sale
$1,485,000
121 S Regent Street, Portchester, NY 10573
Commercial Sale, Port Chester, NY
Property Size5,942 SF
Lot Size0.14 Acres
Price / SF$249.92
Days on Market152
Property Features for 121 S Regent Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Com 1
Rooms
Basement
Parking
6
Parking features
Assigned
Basement
Unfinished, Partial
Directions
Boston Post Road to 121 S. Regent St or Westchester Ave to 121 S. Regent St
Standard status
Active
APN
4801-141-000-00036-002-0015-0000000
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
30725
Utilities
Utilities
Natural Gas Available
Sewer type
Public Sewer
Cooling system
Central Air
Water source
Public
Building Details
Year built
1927
Floors in Building
3
Number of units
3
Building materials
Brick, Stucco
Listing Agency:
Rye Port Real Estate, Inc.
(914) 937-1995
Listed By:
Kathleen Zaccagnino · License #31ZA0543350
(914) 937-1995
Added: Mar 24
Changed: Aug 19
Last Checked: Aug 22 at 12:06AM
MLS# 976183
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.
This three-story mixed-use property combines business and residential space within a brick and stucco building constructed in 1927. The living area measures 3,892 square feet, while gross living area totals 5,942 square feet. The property is described as being in excellent condition and includes a basement, central air, and assigned parking.
Located at 121 S Regent Street in Port Chester, the property sits on 0.1396 acres in Westchester County. Com 1 zoning is reported, along with access to public water and public sewer. Natural gas is available.
Located at 121 S Regent Street in Port Chester, the property sits on 0.1396 acres in Westchester County. Com 1 zoning is reported, along with access to public water and public sewer. Natural gas is available.
Key Highlights
- Mixed‑use brick and stucco building with business and residential components
- Three‑story building constructed in 1927
- 3,892 square feet of living area and 5,942 square feet of gross living area
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
Mixed Use
$1.23M
$1.08M – $1.44M
NOI $86,122 @ 7.0% cap · market cap 5.80%
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Brick and stucco property combining business and residential space with assigned parking in Port Chester.
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 brick and stucco building with business and residential components; Three‑story building constructed in 1927; 3,892 square feet of living area and 5,942 square feet of gross living area
