Two-Story Retail
For Sale
$800,000
1447 Route 9W, Marlboro, NY 12542
Commercial Sale, Marlboro, NY
Property Size6,000 SF
Lot Size2.00 Acres
Price / SF$133.33
Days on Market167
Property Features for 1447 Route 9W
General Information
Property type
Commercial Sale
Property subtype
Retail
Parking
20
Standard status
Active
APN
3600-109.001-0004-070.233-0000
Lot size
2.00 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
13186
Utilities
Sewer type
Public Sewer
Heating system
Propane (Heating)
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Public
Building Details
Year built
1986
Number of units
3
Building materials
Frame
Listing Agency:
Real Broker NY LLC
(855) 450-0442
Listed By:
Jorge Lugo
(845) 857-8740
Added: Mar 13
Changed: Aug 20
Last Checked: Aug 26 at 7:06AM
MLS# 972130
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 two-story commercial building contains approximately 6,000 square feet and was constructed in 1986. The property currently accommodates a barbershop, bakery, and pizzeria; the businesses are not included in the sale. Existing tenants are in place, and the building also allows for an owner-occupied business. Construction is frame, with propane heating, window and wall/window cooling units, public water, and public sewer.
Set on 2 acres at 1447 Route 9W in Marlboro, the property includes a large parking lot surrounding the building. Each floor offers commercial space for occupancy or leasing, while tenants are responsible for their own water usage and utilities.
Set on 2 acres at 1447 Route 9W in Marlboro, the property includes a large parking lot surrounding the building. Each floor offers commercial space for occupancy or leasing, while tenants are responsible for their own water usage and utilities.
Key Highlights
- Two‑story, approximately 6,000‑square‑foot commercial building
- Set on 2 acres with a large parking lot around the building
- Current occupants include a barbershop, bakery, and pizzeria; businesses are not included
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
Yes
Highway access
Yes
Utilities to site
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 - Two floors provide flexible commercial space with established tenants and a sizable on-site parking area.
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: Two‑story, approximately 6,000‑square‑foot commercial building; Set on 2 acres with a large parking lot around the building; Current occupants include a barbershop, bakery, and pizzeria; businesses are not included
