Building Details

Buildings 1

Listing Agency: eRealty Advisors, Inc

Listed By: James Doorhy · License #10301214013 Show Phone

Source: Erealtyadvisors

Added: Sep 16 Changed: Sep 17 Last Checked: Sep 18 at 3:55AM

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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 eRealty Advisors, Inc

Investment Insights

Based on property information with market context.

This mixed-use property combines renovated office and retail space with a two-bedroom apartment on the upper level. The building is positioned at a corner intersection and includes a private parking lot with 16 dedicated spaces.

Located at 2149 Albany Post Road in Montrose, the property is near major development projects. Its combination of commercial space, an apartment component, and on-site parking creates a flexible mixed-use configuration.

Key Highlights

• Renovated office and retail space
• Two‑bedroom apartment above the commercial area
• Private parking lot with 16 dedicated spaces

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

$33,493

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

4.79%

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%

$669,860 $669.9K

Cap Rate 7%

$478,471 $478.5K

Cap Rate 9%

$372,144 $372.1K

Market Conditions

NOI Build-Up for 1,584 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

$55.1K $34.80/SF

− Vacancy

−$7.3K −$4.59/SF

EGI

$47.8K $30.21/SF

− OpEx

−$14.4K −$9.06/SF

NOI

$33.5K $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%

$669,860

Cap Rate 7%

$478,471

Cap Rate 9%

$372,144

Alternative Uses

Best Use

Retail

$478.5K

$418.7K – $558.2K (±1% cap)

NOI $33,493 @ 7.0% cap · market cap 4.79%

Second Best

Office B

$346.5K

$303.2K – $404.3K (±1% cap)

NOI $24,256 @ 7.0% cap · market cap 3.47%

Theoretical Best

—

—

same as Best Use

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

psychiatry Physician Body Wisdom Massage ... Alternative Medicine Practice

Suggested Use

Top Pick Real Estate Agency Law Firm HVAC Service Parking Lot & Garage (Bike/Boat/Book/etc) Store Garden Center

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

315

Businesses Nearby

Explore this area Business Placement

Demographics for 10548, NY

3,743

Population

1,401

Households

2.7

Avg Household Size

51

Median Age

43%

College-Educated

91%

High-School Grad

2.1 sq mi

ZIP Area

1,782

Density / Sq Mi

$140,000

Median Household Income

$40,164

Median Earnings

$1,534

Median Rent

$445,900

Median Home Value

Market

Vacancy Rate% for Office in Northeast region

13.1% 2019

15.4% 2020

17.6% 2021

19.1% 2022

20.2% 2023

20.9% 2024

19.9% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Mixed-use property - Renovated office and retail space is paired with a two-bedroom apartment above.

Where is this mixed-use property located?

The property is located at 2149 Albany Post Road Montrose, NY.

What is the asking price?

The asking price for this property is $699,000.

What are key features of this property?

This property features: Renovated office and retail space; Two‑bedroom apartment above the commercial area; Private parking lot with 16 dedicated spaces