Mixed-Use Income
For Sale
$875,000
156 Broadway, Port Ewen, NY 12466
Renovated two-family residences paired with leased studio and rear workshop space, with parking and storage on an oversized lot.
Property Size3,663 SF
Price / SF$238.88
Days on Market117
Property Features for 156 Broadway
General Information
Standard status
Active
Size
3,663 SF
Additional Details
Heavy Power
Yes
Multifamily Units
2
Amenities
exposed brick detailing
new hardwood flooring
energy-efficient on-demand hot water heaters
high ceilings
open floor plan
large street-facing display windows
new Reznor heating system
dedicated storage shed
ample off-street parking
additional storage
Building Details
Year Built
1955
Listing Agency:
Gene Rios Realty LLC
Listed By:
Gene Rios, Eugene Rios · License #10401288113
(845) 336-6100
Source:
Amodiorealestate
Added: May 16
Changed: Sep 8
Last Checked: Sep 8 at 3:47AM
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 Gene Rios Realty LLC
Investment Insights
Based on property information with market context.
This mixed-use package includes two adjacent Broadway properties being sold together. 154 Broadway is a fully renovated two-family residence with both units currently leased and updated with new kitchens, renovated bathrooms, new hardwood flooring, and energy-efficient on-demand hot water heaters. The units also feature exposed brick detailing, and tenants pay all utilities.
156 Broadway is a versatile mixed-use property with a leased front commercial studio and a rear commercial space available for lease-up after closing. The front studio is occupied by a creative tenant and includes utilities in the lease, with high ceilings, an open floor plan, and large street-facing display windows. The rear space is set up as a workshop and fabrication environment, outfitted with three-phase electric service and a new Reznor heating system. A dedicated storage shed at the rear of the property conveys with the sale. The properties are located in the Town of Esopus in Ulster County, with convenient access to the Kingston Waterfront and the Rondout District.
156 Broadway is a versatile mixed-use property with a leased front commercial studio and a rear commercial space available for lease-up after closing. The front studio is occupied by a creative tenant and includes utilities in the lease, with high ceilings, an open floor plan, and large street-facing display windows. The rear space is set up as a workshop and fabrication environment, outfitted with three-phase electric service and a new Reznor heating system. A dedicated storage shed at the rear of the property conveys with the sale. The properties are located in the Town of Esopus in Ulster County, with convenient access to the Kingston Waterfront and the Rondout District.
Key Highlights
- Two‑property mixed‑use package: 154 Broadway and 156 Broadway sold together as a package for $875,000.
- 154 Broadway: fully renovated 2‑family with both units currently leased and generating income.
- 154 Broadway updates include new kitchens, renovated bathrooms, new hardwood flooring, and energy‑efficient on‑demand hot water heaters.
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
$71,950
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
8.22%
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%
$1,439,000
$1.4M
Cap Rate 7%
$1,027,857
$1.0M
Cap Rate 9%
$799,444
$799.4K
Market Conditions
NOI Build-Up for 3,663 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
$109.9K $30.00/SF
− Vacancy
−$14.0K −$3.81/SF
EGI
$95.9K $26.19/SF
− OpEx
−$24.0K −$6.55/SF
NOI
$72.0K $19.64/SF
Area
Ulster County, NY
Vacancy
12.70%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,439,000
Cap Rate 7%
$1,027,857
Cap Rate 9%
$799,444
Alternative Uses
Best Use
Multifamily LT 5
$34.26M
$29.97M – $39.96M
NOI $2,397,886 @ 7.0% cap · market cap 274.04%
Second Best
Apartment 5plus
$29.83M
$26.10M – $34.81M
NOI $2,088,360 @ 7.0% cap · market cap 238.67%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
152
Businesses Nearby
Explore this area
Business Placement
Demographics for 12466, NY
2,353
Population
884
Households
2.7
Avg Household Size
50
Median Age
34%
College-Educated
97%
High-School Grad
1.0 sq mi
ZIP Area
2,353
Density / Sq Mi
$91,875
Median Household Income
$56,696
Median Earnings
$1,677
Median Rent
$272,500
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Renovated two-family residences paired with leased studio and rear workshop space, with parking and storage on an oversized lot.
Where is this duplex located?
The property is located at 156 Broadway Port Ewen, NY.
What is the asking price?
The asking price for this property is $875,000.
What are key features of this property?
This property features: Two‑property mixed‑use package: 154 Broadway and 156 Broadway sold together as a package for $875,000.; 154 Broadway: fully renovated 2‑family with both units currently leased and generating income.; 154 Broadway updates include new kitchens, renovated bathrooms, new hardwood flooring, and energy‑efficient on‑demand hot water heaters.
