Haverstraw Mixed-Use Investment
For Sale
$925,000
167 Route 9w, Haverstraw, NY 10927
Mixed-use property featuring a restaurant and residential rental house.
Property Size4,160 SF
Lot Size0.14 Acres
Price / SF$222.36
Days on Market675
Property Features for 167 Route 9w
General Information
Standard status
Active
Size
4,160 SF
Lot size
0.14 Acres
Listing Agency:
Coldwell Banker Realty
(845) 634-0400
Listed By:
Steven Shell
(845) 634-0400
Source:
Exprealty
Added: Oct 15, 2024
Changed: Aug 20
Last Checked: Aug 20 at 12:57PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This mixed-use property in Haverstraw, New York, features a restaurant and a 4-5 bedroom rental house. The restaurant has a long-term lease and was recently fully renovated. The residential house has also been recently renovated with a new kitchen, bathrooms, floors, ceilings, lighting, and electrical panel. Both structures have approved certificates of occupancy. The building size is approximately 4,160 square feet and the lot size is approximately 6,098 square feet. The property includes newly paved parking areas and a new roof. All tenants pay utilities, and the residential tenant maintains the property. The property is located on one of the busiest traveled roadways in Rockland County. The annual taxes are approximately $22,000.
Key Highlights
- Excellent CAP Rate or opportunity for owner to occupy the residential house.
- Restaurant with Long‑Term Lease and recent full renovation.
- 4‑5 Bedroom Rental House with Lease, recently renovated with new kitchen, bathrooms, floors, ceilings, lighting, and electrical panel.
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
$68,175
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
7.37%
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%
$1,363,500
$1.4M
Cap Rate 7%
$973,929
$973.9K
Cap Rate 9%
$757,500
$757.5K
Market Conditions
NOI Build-Up for 4,160 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
$132.3K $31.80/SF
− Vacancy
−$8.3K −$2.00/SF
EGI
$124.0K $29.80/SF
− OpEx
−$55.8K −$13.41/SF
NOI
$68.2K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /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%
$1,363,500
Cap Rate 7%
$973,929
Cap Rate 9%
$757,500
Alternative Uses
Best Use
Specialty Retail
$2.75M
$2.41M – $3.21M
NOI $192,535 @ 7.0% cap · market cap 20.81%
Second Best
Apartment 5plus
$973.9K
$852.2K – $1.14M
NOI $68,175 @ 7.0% cap · market cap 7.37%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
507
Businesses Nearby
99k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 46%
Dining 46%
Electronics 7%
Home Improvements & Furnishings 2%
Wendy's
Dining
25,524 visits/mo
0.3 miles
Taco Bell
Dining
13,742 visits/mo
0.2 miles
7-Eleven
Shops & Services
12,150 visits/mo
0.2 miles
Exxon
Shops & Services
9,394 visits/mo
0.2 miles
Citgo
Shops & Services
8,114 visits/mo
0.1 miles
Demographics for 10927, NY
12,323
Population
4,180
Households
2.9
Avg Household Size
36
Median Age
24%
College-Educated
72%
High-School Grad
2.0 sq mi
ZIP Area
6,162
Density / Sq Mi
$67,447
Median Household Income
$35,950
Median Earnings
$1,741
Median Rent
$361,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Similar Off Market Nearby
- Halo & Horns Catering — 73 E Railroad Ave Apartment 1, West Haverstraw, NY 10993
Frequently Asked Questions
What type of property is this?
Restaurant - Mixed-use property featuring a restaurant and residential rental house.
Where is this restaurant located?
The property is located at 167 Route 9w Haverstraw, NY.
What is the asking price?
The asking price for this property is $925,000.
What are key features of this property?
This property features: Excellent CAP Rate or opportunity for owner to occupy the residential house.; Restaurant with Long‑Term Lease and recent full renovation.; 4‑5 Bedroom Rental House with Lease, recently renovated with new kitchen, bathrooms, floors, ceilings, lighting, and electrical panel.
