Mixed-Use Building with
New
For Sale
$1,495,000
250 Main St, Beacon, NY 12508
Commercial space with two apartments above supports a combined restaurant and residential income-use configuration.
Property Size3,498 SF
Days on Market3
Property Features for 250 Main St
General Information
Standard status
Active
Size
3,498 SF
Property subtype
Commercial
Property Condition
Severity
Repairs Needed
Evidence
does need some work and updating
Taxes and HOA fees
Annual Taxes
$13,339
Building Details
Building Size
3,498 SF
Listing Agency:
(845) 505-1857
Listed By:
Nancy Rosaler
(845) 505-1857
Source:
Elliman
Added: Aug 21
Changed: Aug 22
Last Checked: Aug 23 at 6:12AM
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 Nancy Rosaler
Investment Insights
Based on property information with market context.
This mixed-use property combines a Chinese restaurant with two apartments positioned above the commercial space. The arrangement provides an established restaurant component alongside residential units within the same building.
The property is located at 250 Main St in Beacon, New York, within a walkable Main Street setting. Its Walk Score is 92, classified as a Walker’s Paradise, while the Bike Score is 29, classified as Somewhat Bikeable.
The building requires work and updating, creating a renovation project for a buyer seeking to modernize the improvements and shape the property to its operating needs.
The property is located at 250 Main St in Beacon, New York, within a walkable Main Street setting. Its Walk Score is 92, classified as a Walker’s Paradise, while the Bike Score is 29, classified as Somewhat Bikeable.
The building requires work and updating, creating a renovation project for a buyer seeking to modernize the improvements and shape the property to its operating needs.
Key Highlights
- Mixed‑use building with a Chinese restaurant and 2 apartments above
- Located at 250 Main St, Beacon, NY 12508
- Walk Score of 92, classified as Walker’s Paradise
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
$64,903
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
4.34%
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%
$1,298,060
$1.3M
Cap Rate 7%
$927,186
$927.2K
Cap Rate 9%
$721,144
$721.1K
Market Conditions
NOI Build-Up for 3,498 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
$97.8K $27.96/SF
− Vacancy
−$5.1K −$1.45/SF
EGI
$92.7K $26.51/SF
− OpEx
−$27.8K −$7.95/SF
NOI
$64.9K $18.55/SF
Area
Dutchess County, NY
Vacancy
5.20%
Lease Rate
$27.96 /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%
$1,298,060
Cap Rate 7%
$927,186
Cap Rate 9%
$721,144
Alternative Uses
Best Use
Multifamily LT 5
$927.2K
$811.3K – $1.08M
NOI $64,903 @ 7.0% cap · market cap 4.34%
Second Best
Specialty Retail
$904.8K
$791.7K – $1.06M
NOI $63,335 @ 7.0% cap · market cap 4.24%
Theoretical Best
Office A
$1.05M
$921.3K – $1.23M
NOI $73,707 @ 7.0% cap · market cap 4.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,219
Businesses Nearby
Explore this area
Business Placement
Demographics for 12508, NY
19,537
Population
8,798
Households
2.2
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
14.4 sq mi
ZIP Area
1,357
Density / Sq Mi
$88,510
Median Household Income
$59,498
Median Earnings
$1,700
Median Rent
$401,500
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 - Commercial space with two apartments above supports a combined restaurant and residential income-use configuration.
Where is this mixed-use property located?
The property is located at 250 Main St Beacon, NY.
What is the asking price?
The asking price for this property is $1,495,000.
What are key features of this property?
This property features: Mixed‑use building with a Chinese restaurant and 2 apartments above; Located at 250 Main St, Beacon, NY 12508; Walk Score of 92, classified as Walker’s Paradise
