High-Visibility Commercial Space For
For Sale
$880,000
Pending
357 E Main St, Middletown, NY 10940
Prime location commercial space with drive-through and ample parking.
Property Size3,192 SF
Lot Size1.00 Acre
Days on Market153
Property Features for 357 E Main St
General Information
Standard status
Pending
Size
3,192 SF
Lot size
1.00 Acre
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,172
Building Details
Building Size
3,192 SF
Stories
1
Listing Agency:
KELLER WILLIAMS HUDSON VALLEY
(845) 610-6065
Listed By:
Hai Li
(845) 610-6065
Source:
Elliman
Added: Mar 10
Changed: Aug 8
Last Checked: Aug 8 at 4:50AM
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 KELLER WILLIAMS HUDSON VALLEY
Investment Insights
Based on property information with market context.
This commercial property, constructed in 2010, offers 3,192 square feet of space and benefits from a location with an average daily traffic count of 11,189. The building features a drive-through window, central air conditioning, and a full basement. There are 24 dedicated parking spaces available. Currently occupied by Rhinebeck Bank, with availability starting February 1, 2026, the property is suitable for medical, financial, or high-traffic retail businesses.
Key Highlights
- Prime location with high visibility and 11,189 average daily traffic count.
- Well‑maintained 2010 building with 3,192 SF of space.
- 24 dedicated parking spaces.**
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
$38,852
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
4.42%
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%
$777,040
$777.0K
Cap Rate 7%
$555,029
$555.0K
Cap Rate 9%
$431,689
$431.7K
Market Conditions
NOI Build-Up for 3,192 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
$57.5K $18.00/SF
− Vacancy
−$2.0K −$0.61/SF
EGI
$55.5K $17.39/SF
− OpEx
−$16.7K −$5.22/SF
NOI
$38.9K $12.17/SF
Area
Orange County, NY
Vacancy
3.40%
Lease Rate
$18.00 /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%
$777,040
Cap Rate 7%
$555,029
Cap Rate 9%
$431,689
Alternative Uses
Best Use
Retail
$555.0K
$485.7K – $647.5K
NOI $38,852 @ 7.0% cap · market cap 4.42%
Second Best
Specialty Retail
$396.4K
$346.9K – $462.5K
NOI $27,751 @ 7.0% cap · market cap 3.15%
Theoretical Best
Office A
$1.08M
$946.0K – $1.26M
NOI $75,676 @ 7.0% cap · market cap 8.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
456
Businesses Nearby
34k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 93%
Dining 7%
Cumberland Farms
Shops & Services
12,389 visits/mo
Valero Energy
Shops & Services
6,681 visits/mo
0.1 miles
Family Dollar
Shops & Services
6,635 visits/mo
0.5 miles
Advance Auto Parts
Shops & Services
4,836 visits/mo
0.5 miles
Domino's Pizza
Dining
2,389 visits/mo
0.2 miles
Demographics for 10940, NY
52,803
Population
19,930
Households
2.6
Avg Household Size
39
Median Age
24%
College-Educated
86%
High-School Grad
63.1 sq mi
ZIP Area
837
Density / Sq Mi
$87,198
Median Household Income
$46,435
Median Earnings
$1,600
Median Rent
$301,400
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Bank - Prime location commercial space with drive-through and ample parking.
Where is this bank located?
The property is located at 357 E Main St Middletown, NY.
What is the asking price?
The asking price for this property is $880,000.
What are key features of this property?
This property features: Prime location with high visibility and 11,189 average daily traffic count.; Well‑maintained 2010 building with **3,192 SF of space.**; 24 dedicated parking spaces.**
