Waterfront Marina with Industrial
New
For Sale
$3,400,000
140 1st St, Port Ewen, NY 12417
Operating marina improvements accompany multiple buildings, residential apartments, service areas, and direct boating access.
Property Size28,452 SF
Days on Market2
Property Features for 140 1st St
General Information
Standard status
Active
Size
28,452 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$33,844
Building Details
Building Size
28,452 SF
Year Built
1930
Listing Agency:
Coldwell Banker Village Green Realty
Listed By:
Laura Warren · License #10401345546
(646) 203-9437
Source:
Elliman
Added: Sep 9
Last Checked: Sep 9 at 3:53PM
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 Village Green Realty
Investment Insights
Based on property information with market context.
This marina property spans approximately 3.3 acres along the Rondout Creek, with roughly 300 feet of waterfront frontage and direct boating access to the Hudson River. Existing improvements include approximately 30 boat slips, docks, a launch ramp, travel lift, pump-out station, waterside decks, and areas used for boat and vehicle storage. The site is zoned Waterfront (W).
The building improvements include a three-story masonry structure with exposed brick, heavy timber framing, and substantial interior volume; a steel-framed workspace and storage building with exposed trusses, skylights, and industrial windows; and a separate workshop/service building. A residential building contains three apartments. The combination of marina infrastructure, flexible industrial space, residential accommodation, parking, and open yard areas supports consideration of adaptive reuse, residential conversion, hospitality, events, studios, workshops, or mixed-use redevelopment, subject to applicable zoning and approvals.
The property is approximately 90 miles from New York City, with access to Amtrak and proximity to Kingston’s Rondout waterfront. BikeScore is 24 and WalkScore is 12.
The building improvements include a three-story masonry structure with exposed brick, heavy timber framing, and substantial interior volume; a steel-framed workspace and storage building with exposed trusses, skylights, and industrial windows; and a separate workshop/service building. A residential building contains three apartments. The combination of marina infrastructure, flexible industrial space, residential accommodation, parking, and open yard areas supports consideration of adaptive reuse, residential conversion, hospitality, events, studios, workshops, or mixed-use redevelopment, subject to applicable zoning and approvals.
The property is approximately 90 miles from New York City, with access to Amtrak and proximity to Kingston’s Rondout waterfront. BikeScore is 24 and WalkScore is 12.
Key Highlights
- Approximately 3.3 acres with roughly 300 feet of Rondout Creek frontage
- Approximately 30 existing boat slips with direct access to the Hudson River
- Marina infrastructure includes docks, launch ramp, travel lift, and pump‑out station
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
$230,035
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
6.77%
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%
$4,600,700
$4.6M
Cap Rate 7%
$3,286,214
$3.3M
Cap Rate 9%
$2,555,944
$2.6M
Market Conditions
NOI Build-Up for 28,452 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
$283.4K $9.96/SF
− Vacancy
−$12.8K −$0.45/SF
EGI
$270.6K $9.51/SF
− OpEx
−$40.6K −$1.43/SF
NOI
$230.0K $8.09/SF
Area
Ulster County, NY
Vacancy
4.50%
Lease Rate
$9.96 /SF/Yr
Expense Ratio
15.00%
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%
$4,600,700
Cap Rate 7%
$3,286,214
Cap Rate 9%
$2,555,944
Alternative Uses
Best Use
Warehouse
$3.29M
$2.88M – $3.83M
NOI $230,035 @ 7.0% cap · market cap 6.77%
Second Best
—
—
no second resolved use
Theoretical Best
Multifamily LT 5
$266.08M
$232.82M – $310.42M
NOI $18,625,346 @ 7.0% cap · market cap 547.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
99
Businesses Nearby
Explore this area
Business Placement
Demographics for 12417, NY
748
Population
437
Households
1.7
Avg Household Size
46
Median Age
10%
College-Educated
96%
High-School Grad
0.3 sq mi
ZIP Area
2,493
Density / Sq Mi
$132,578
Median Household Income
$64,344
Median Earnings
$238,500
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Marina - Operating marina improvements accompany multiple buildings, residential apartments, service areas, and direct boating access.
Where is this marina located?
The property is located at 140 1st St Port Ewen, NY.
What is the asking price?
The asking price for this property is $3,400,000.
What are key features of this property?
This property features: Approximately 3.3 acres with roughly 300 feet of Rondout Creek frontage; Approximately 30 existing boat slips with direct access to the Hudson River; Marina infrastructure includes docks, launch ramp, travel lift, and pump‑out station
