Two-Story Storefront
For Sale
$800,000
1447 Route 9w, Marlboro, NY 12542
Established commercial occupancy with on-site parking and flexibility for an owner-operated business.
Property Size6,000 SF
Price / SF$133.33
Days on Market164
Property Features for 1447 Route 9w
General Information
Standard status
Active
Size
6,000 SF
Total Parking Spaces
20
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$13,186
Building Details
Building Size
6,000 SF
Year Built
1986
Buildings
1
Stories
2
Units
3
Tenancy
Multi
Listing Agency:
Real Broker NY LLC
(845) 857-8740
Listed By:
Jorge Lugo
(845) 857-8740
Source:
Professionalchoicerealty
Added: Mar 21
Changed: Aug 29
Last Checked: Aug 30 at 5:40PM
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 Real Broker NY LLC
Investment Insights
Based on property information with market context.
This two-story storefront property contains approximately 6,000 square feet and was built in 1986. The building currently accommodates a barbershop, bakery, and pizzeria; the operating businesses are not included in the sale. Long-standing tenants are in place, while the property also offers an owner-occupancy option for a purchaser seeking space for its own business.
The property is located at 1447 Route 9W in Marlboro, with a large parking lot surrounding the building. Tenants are responsible for their own water usage and utilities. The two-floor configuration provides separate areas that can be occupied or leased, subject to applicable requirements.
The property is located at 1447 Route 9W in Marlboro, with a large parking lot surrounding the building. Tenants are responsible for their own water usage and utilities. The two-floor configuration provides separate areas that can be occupied or leased, subject to applicable requirements.
Key Highlights
- Approximately 6,000 square feet across 2 floors
- Built in 1986
- Current occupancy includes a barbershop, bakery, and pizzeria; businesses are excluded from sale
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
$71,442
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
8.93%
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%
$1,428,840
$1.4M
Cap Rate 7%
$1,020,600
$1.0M
Cap Rate 9%
$793,800
$793.8K
Market Conditions
NOI Build-Up for 6,000 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
$108.0K $18.00/SF
− Vacancy
−$5.9K −$0.99/SF
EGI
$102.1K $17.01/SF
− OpEx
−$30.6K −$5.10/SF
NOI
$71.4K $11.91/SF
Area
Ulster County, NY
Vacancy
5.50%
Lease Rate
$18.00 /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%
$1,428,840
Cap Rate 7%
$1,020,600
Cap Rate 9%
$793,800
Alternative Uses
Best Use
Specialty Retail
$1.11M
$970.0K – $1.29M
NOI $77,598 @ 7.0% cap · market cap 9.70%
Second Best
Retail
$1.02M
$893.0K – $1.19M
NOI $71,442 @ 7.0% cap · market cap 8.93%
Theoretical Best
Multifamily LT 5
$56.11M
$49.10M – $65.46M
NOI $3,927,741 @ 7.0% cap · market cap 490.97%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
101
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 12542, NY
5,726
Population
2,459
Households
2.3
Avg Household Size
43
Median Age
42%
College-Educated
95%
High-School Grad
14.4 sq mi
ZIP Area
398
Density / Sq Mi
$123,517
Median Household Income
$62,375
Median Earnings
$1,833
Median Rent
$356,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Established commercial occupancy with on-site parking and flexibility for an owner-operated business.
Where is this storefront property located?
The property is located at 1447 Route 9w Marlboro, NY.
What is the asking price?
The asking price for this property is $800,000.
What are key features of this property?
This property features: Approximately 6,000 square feet across 2 floors; Built in 1986; Current occupancy includes a barbershop, bakery, and pizzeria; businesses are excluded from sale
