Route 44 Turn-Key Investment
For Sale
$420,000
Pending
1316 Route 44, Pleasant Valley, NY 12569
Turn-key investment opportunity on Route 44 with high traffic.
Property Size2,552 SF
Lot Size1.08 Acres
Days on Market266
Property Features for 1316 Route 44
General Information
Standard status
Pending
Size
2,552 SF
Lot size
1.08 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$9,274
Building Details
Building Size
2,552 SF
Year Built
1949
Stories
2
Units
1
Listing Agency:
HOWARD HANNA RAND REALTY
(845) 591-6521
Listed By:
Tamara J. LaBarbera
(845) 591-6521
Source:
Elliman
Added: Nov 28, 2025
Changed: Aug 8
Last Checked: Aug 8 at 5:42AM
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 HOWARD HANNA RAND REALTY
Investment Insights
Based on property information with market context.
This property presents a turn-key investment opportunity in an excellent location with high traffic on Route 44. The property is suitable for various uses, including office space in the front home, auto body and/or mechanic shop in the rear, a doctor's office, landscaping company, or construction company. The shop in the rear measures 40 x 40 feet, with a ceiling height of 12 feet 7 inches. The shop door has a clear span and is 11 feet high and 16 feet wide. The home in the front offers many possibilities. The property features parking for 4+ cars in a detached area and uses oil above ground for heating fuel.
Key Highlights
- High‑traffic location on Rte 44, ideal for business visibility.
- Turn‑key investment opportunity suitable for various businesses.
- 40x40 shop in the rear with 12'7" ceiling height.
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
$32,653
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
7.77%
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%
$653,060
$653.1K
Cap Rate 7%
$466,471
$466.5K
Cap Rate 9%
$362,811
$362.8K
Market Conditions
NOI Build-Up for 2,552 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
$48.7K $19.08/SF
− Vacancy
−$2.0K −$0.80/SF
EGI
$46.6K $18.28/SF
− OpEx
−$14.0K −$5.48/SF
NOI
$32.7K $12.80/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$19.08 /SF/Yr
Expense Ratio
30.00%
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%
$653,060
Cap Rate 7%
$466,471
Cap Rate 9%
$362,811
Alternative Uses
Best Use
Office B
$583.5K
$510.6K – $680.8K
NOI $40,846 @ 7.0% cap · market cap 9.73%
Second Best
Retail
$466.5K
$408.2K – $544.2K
NOI $32,653 @ 7.0% cap · market cap 7.77%
Theoretical Best
Office A
$768.2K
$672.2K – $896.2K
NOI $53,774 @ 7.0% cap · market cap 12.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12569, NY
10,177
Population
4,266
Households
2.4
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
33.3 sq mi
ZIP Area
306
Density / Sq Mi
$113,902
Median Household Income
$57,791
Median Earnings
$1,925
Median Rent
$349,900
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?
Auto shop - Turn-key investment opportunity on Route 44 with high traffic.
Where is this auto shop located?
The property is located at 1316 Route 44 Pleasant Valley, NY.
What is the asking price?
The asking price for this property is $420,000.
What are key features of this property?
This property features: High‑traffic location on Rte 44, ideal for business visibility.; Turn‑key investment opportunity suitable for various businesses.; 40x40 shop in the rear with **12'7" ceiling height.**
