Mixed-Use Building with
For Sale
$395,000
Pending
806 Main St, Middletown, NY 12455
Three-story building with four apartments and two storefronts, including a large retail space, plus a rubber roof and reinforced basement.
Property Size3,958 SF
Days on Market92
Property Features for 806 Main St
General Information
Standard status
Pending
Size
3,958 SF
Property subtype
Commercial
Additional Details
Multifamily Units
4
Taxes and HOA fees
Annual Taxes
$2,318
Building Details
Building Size
3,958 SF
Year Built
1920
Stories
3
Units
6
Tenancy
Multi
Listing Agency:
Coldwell Banker Real Estate
(973) 479-6445
Listed By:
Debra Smith · License #10401396162
(973) 479-6445
Source:
Elliman
Added: May 20
Changed: Aug 14
Last Checked: Aug 14 at 7:47AM
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 Real Estate
Investment Insights
Based on property information with market context.
This three-story mixed-use building offers income-generating residential and commercial space, with four residential apartments and two storefronts. The commercial component includes one large store, while the remainder of the storefront space is also included in the configuration. The property features a durable rubber roof and a reinforced basement.
Located at 806 Main St in Middletown, NY 12455, the building sits in the heart of historic Margaretville Village and is described as a high-visibility location.
For sale as a mixed-use investment, the asset provides multiple revenue streams through its combination of apartments and retail frontage.
Located at 806 Main St in Middletown, NY 12455, the building sits in the heart of historic Margaretville Village and is described as a high-visibility location.
For sale as a mixed-use investment, the asset provides multiple revenue streams through its combination of apartments and retail frontage.
Key Highlights
- Three‑story mixed‑use building built in 1920 with four residential apartments and two storefronts
- Includes one large retail/storefront space as well as additional storefront space for mixed rental income
- Durable rubber roof
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
$34,464
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
8.73%
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%
$689,280
$689.3K
Cap Rate 7%
$492,343
$492.3K
Cap Rate 9%
$382,933
$382.9K
Market Conditions
NOI Build-Up for 3,958 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
$64.1K $16.20/SF
− Vacancy
−$9.0K −$2.27/SF
EGI
$55.1K $13.93/SF
− OpEx
−$20.7K −$5.22/SF
NOI
$34.5K $8.71/SF
Area
Orange County, NY
Vacancy
14.00%
Lease Rate
$16.20 /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%
$689,280
Cap Rate 7%
$492,343
Cap Rate 9%
$382,933
Alternative Uses
Best Use
Retail
$688.2K
$602.2K – $802.9K
NOI $48,175 @ 7.0% cap · market cap 12.20%
Second Best
Mixed Use
$492.3K
$430.8K – $574.4K
NOI $34,464 @ 7.0% cap · market cap 8.73%
Theoretical Best
Office A
$1.34M
$1.17M – $1.56M
NOI $93,837 @ 7.0% cap · market cap 23.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
248
Businesses Nearby
20k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 52%
Shops & Services 48%
Super Foodtown
Groceries
10,548 visits/mo
0.1 miles
Dollar General
Shops & Services
5,724 visits/mo
0.4 miles
NBT Bank
Shops & Services
2,306 visits/mo
0.0 miles
Sunoco
Shops & Services
1,631 visits/mo
0.2 miles
Demographics for 12455, NY
1,820
Population
1,697
Households
1.1
Avg Household Size
56
Median Age
27%
College-Educated
91%
High-School Grad
71.3 sq mi
ZIP Area
26
Density / Sq Mi
$74,271
Median Household Income
$34,531
Median Earnings
$1,297
Median Rent
$219,600
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?
Mixed-use property - Three-story building with four apartments and two storefronts, including a large retail space, plus a rubber roof and reinforced basement.
Where is this mixed-use property located?
The property is located at 806 Main St Middletown, NY.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: Three‑story mixed‑use building built in 1920 with four residential apartments and two storefronts; Includes one large retail/storefront space as well as additional storefront space for mixed rental income; Durable rubber roof
