Hurleyville Mixed-Use Investment
For Sale
$360,000
Pending
2 Hope St, Hurleyville, NY 12747
Fully occupied mixed-use property with commercial and residential units.
Property Size3,762 SF
Days on Market147
Property Features for 2 Hope St
General Information
Standard status
Pending
Size
3,762 SF
Property subtype
Investment
Taxes and HOA fees
Annual Taxes
$4,471
Building Details
Building Size
3,762 SF
Year Built
1902
Units
3
Listed By:
Jacqueline Leventoff
(845) 866-2780
Source:
Elliman
Added: Apr 15
Changed: Aug 14
Last Checked: Sep 8 at 7:16AM
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 Jacqueline Leventoff
Investment Insights
Based on property information with market context.
This fully occupied mixed-use investment property is located in Hurleyville. The building features a street-level commercial space, a three-bedroom, one-bathroom apartment, and a one-bedroom, one-bathroom apartment. An on-site coin-operated laundry provides additional income. This property may be purchased as part of a three-parcel, fully occupied investment portfolio offered strictly as-is/where-is, with inspections permitted for informational purposes only. The contiguous parcels include mixed-use, short-term rentals, long-term rentals, and commercial space, providing diversified income and strong cash flow. The sale includes the building and all on-site contents. Allocation of purchase price between real property and contents/FF&E will be determined during contract negotiations. It is located steps from Main Street amenities, dining, the Rail Trail, houses of worship, and Hurleyville’s growing arts and cultural district. Seller intends to prioritize offers that include all three parcels. Individual parcel offers remain eligible for consideration but may be secondary to full-portfolio proposals. The bike score is 22, indicating it is somewhat bikeable, and the walk score is 13, indicating car-dependent.
Key Highlights
- Fully occupied mixed‑use building with diversified income streams.
- Part of a three‑parcel investment portfolio with potential for improved terms if purchased as a package.
- Includes street‑level commercial space, a 3BR/1BA apartment, and a 1BR/1BA apartment.
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
$32,278
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
8.97%
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%
$645,560
$645.6K
Cap Rate 7%
$461,114
$461.1K
Cap Rate 9%
$358,644
$358.6K
Market Conditions
NOI Build-Up for 3,762 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
$58.7K $15.60/SF
− Vacancy
−$7.0K −$1.87/SF
EGI
$51.6K $13.73/SF
− OpEx
−$19.4K −$5.15/SF
NOI
$32.3K $8.58/SF
Area
Sullivan County, NY
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$645,560
Cap Rate 7%
$461,114
Cap Rate 9%
$358,644
Alternative Uses
Best Use
Mixed Use
$461.1K
$403.5K – $538.0K
NOI $32,278 @ 7.0% cap · market cap 8.97%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.03M
$902.9K – $1.20M
NOI $72,230 @ 7.0% cap · market cap 20.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
91
Businesses Nearby
Explore this area
Business Placement
Demographics for 12747, NY
1,849
Population
1,036
Households
1.8
Avg Household Size
41
Median Age
32%
College-Educated
90%
High-School Grad
17.1 sq mi
ZIP Area
108
Density / Sq Mi
$61,875
Median Household Income
$35,459
Median Earnings
$929
Median Rent
$302,000
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied mixed-use property with commercial and residential units.
Where is this mixed-use property located?
The property is located at 2 Hope St Hurleyville, NY.
What is the asking price?
The asking price for this property is $360,000.
What are key features of this property?
This property features: Fully occupied mixed‑use building with diversified income streams.; Part of a three‑parcel investment portfolio with potential for improved terms if purchased as a package.; Includes street‑level commercial space, a 3BR/1BA apartment, and a 1BR/1BA apartment.
