Mixed-Use Building with
New
For Sale
$1,700,000
132 W Boston Post Road, Mamaroneck, NY 10543
Commercial Sale, Mamaroneck, NY
Property Size4,875 SF
Lot Size0.07 Acres
Price / SF$348.72
Days on Market2
Property Features for 132 W Boston Post Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
C-1
Rooms
Basement
Basement
Full
Lot features
Back Yard
View
Water
Elementary school
Mamaroneck Avenue
Middle school
Hommocks School
High school
Mamaroneck High School
Elementary school district
Mamaroneck
Middle school district
Mamaroneck
High school district
Mamaroneck
Standard status
Active
APN
3203-009-000-00013-000-0037
Lot size
0.07 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
23214
Utilities
Sewer type
Public Sewer
Heating system
Natural Gas
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Building Details
Year built
1940
Floors in Building
3
Number of units
6
Flooring type
Combination
Listing Agency:
Spadaro Real Estate, Ltd.
(914) 698-1017
Listed By:
Kathleen Spadaro · License #31SP0262259
(914) 646-3202
Added: Aug 19
Changed: Aug 20
Last Checked: Aug 20 at 8:06AM
MLS# 1034913
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This three-story mixed-use property at 132 W Boston Post Road combines 1,988 square feet of retail area with five residential apartments totaling 2,887 square feet of rentable area. The building contains 4,875 square feet of gross floor area and includes a 1,288 square foot basement. The residential layout consists of four two-room studios and one one-bedroom apartment. Municipal records identify a 1940 construction date, with natural gas heat, public water, and public sewer.
The property occupies a commercial corridor one block from the Mamaroneck Avenue intersection and sits across from Harbor Island Park. Upper-floor apartments have views of Long Island Sound, while the property’s C-1 zoning supports its mixed-use configuration. Cooling is provided by wall or window units.
The property occupies a commercial corridor one block from the Mamaroneck Avenue intersection and sits across from Harbor Island Park. Upper-floor apartments have views of Long Island Sound, while the property’s C-1 zoning supports its mixed-use configuration. Cooling is provided by wall or window units.
Key Highlights
- 4,875 square feet of gross floor area in a three‑story building
- 1,988 square feet of retail area with street‑level commercial space
- Five apartments: four two‑room studios and one one‑bedroom unit
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
$103,079
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
6.06%
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%
$2,061,580
$2.1M
Cap Rate 7%
$1,472,557
$1.5M
Cap Rate 9%
$1,145,322
$1.1M
Market Conditions
NOI Build-Up for 4,875 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
$169.7K $34.80/SF
− Vacancy
−$22.4K −$4.59/SF
EGI
$147.3K $30.21/SF
− OpEx
−$44.2K −$9.06/SF
NOI
$103.1K $21.14/SF
Area
Westchester County, NY
Vacancy
13.20%
Lease Rate
$34.80 /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%
$2,061,580
Cap Rate 7%
$1,472,557
Cap Rate 9%
$1,145,322
Alternative Uses
Best Use
Retail
$1.47M
$1.29M – $1.72M
NOI $103,079 @ 7.0% cap · market cap 6.06%
Second Best
Apartment 5plus
$1.19M
$1.05M – $1.39M
NOI $83,615 @ 7.0% cap · market cap 4.92%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,689
Businesses Nearby
Explore this area
Business Placement
Demographics for 10543, NY
21,296
Population
8,141
Households
2.6
Avg Household Size
41
Median Age
57%
College-Educated
89%
High-School Grad
4.3 sq mi
ZIP Area
4,953
Density / Sq Mi
$128,418
Median Household Income
$69,176
Median Earnings
$2,030
Median Rent
$710,000
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Street-level retail is paired with five residential apartments in a three-story commercial building.
Where is this mixed-use property located?
The property is located at 132 W Boston Post Road Mamaroneck, NY.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: 4,875 square feet of gross floor area in a three‑story building; 1,988 square feet of retail area with street‑level commercial space; Five apartments: four two‑room studios and one one‑bedroom unit
