Mixed-Use Building in Downtown
For Sale
$1,200,000
8 N Broadway, Nyack, NY 10960
Fully leased mixed-use building in walkable river village.
Property Size6,380 SF
Lot Size0.06 Acres
Price / SF$227.06
Days on Market131
Property Features for 8 N Broadway
General Information
Standard status
Active
Size
6,380 SF
Lot size
0.06 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$43,396
Building Details
Building Size
6,380 SF
Year Built
1920
Units
5
Listing Agency:
Rand Commerical
(917) 664-5441
Listed By:
Michael Chang · License #10401333755
(917) 664-5441
Source:
Elliman
Added: Apr 24
Changed: Aug 31
Last Checked: Aug 31 at 5:12PM
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 Rand Commerical
Investment Insights
Based on property information with market context.
Located in downtown Nyack, this mixed-use building offers a fully leased investment opportunity. Constructed in 1920, the property features approximately 5,285 square feet across three stories. It includes street-level retail space and four one-bedroom residential apartments. The building is 100% occupied, providing stabilized income. The property has been fully sprinklered throughout, including all residential units. The entire building underwent an updated fire and life-safety inspection in 2020/2021. Situated on North Broadway with approximately 75 feet of frontage, the property benefits from visibility and foot traffic. The location has a Walk Score of 93, placing tenants near restaurants, shops, and transit options. The site encompasses approximately 0.06 acres and is zoned DMU-1, allowing for a range of commercial and residential uses.
Key Highlights
- 100% leased mixed‑use building providing immediate, stabilized income.
- Prime downtown Nyack location** with a Walk Score of 93, offering exceptional visibility and foot traffic.
- Approximately 5,285 square feet across three stories, featuring street‑level retail and four (4) one‑bedroom apartments.
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
$43,254
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
3.60%
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%
$865,080
$865.1K
Cap Rate 7%
$617,914
$617.9K
Cap Rate 9%
$480,600
$480.6K
Market Conditions
NOI Build-Up for 5,285 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
$79.3K $15.00/SF
− Vacancy
−$10.1K −$1.91/SF
EGI
$69.2K $13.10/SF
− OpEx
−$26.0K −$4.91/SF
NOI
$43.3K $8.18/SF
Area
Rockland County, NY
Vacancy
12.70%
Lease Rate
$15.00 /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%
$865,080
Cap Rate 7%
$617,914
Cap Rate 9%
$480,600
Alternative Uses
Best Use
Mixed Use
$617.9K
$540.7K – $720.9K
NOI $43,254 @ 7.0% cap · market cap 3.60%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$3.49M
$3.06M – $4.08M
NOI $244,603 @ 7.0% cap · market cap 20.38%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,848
Businesses Nearby
Explore this area
Business Placement
Demographics for 10960, NY
14,680
Population
6,680
Households
2.2
Avg Household Size
44
Median Age
63%
College-Educated
95%
High-School Grad
4.7 sq mi
ZIP Area
3,123
Density / Sq Mi
$126,404
Median Household Income
$69,067
Median Earnings
$2,148
Median Rent
$662,600
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully leased mixed-use building in walkable river village.
Where is this mixed-use property located?
The property is located at 8 N Broadway Nyack, NY.
What is the asking price?
The asking price for this property is $1,200,000.
What are key features of this property?
This property features: 100% leased mixed‑use building providing immediate, stabilized income.; Prime downtown Nyack location** with a Walk Score of 93, offering exceptional visibility and foot traffic.; Approximately 5,285 square feet across three stories, featuring street‑level retail and four (4) one‑bedroom apartments.
