Signalized Corner Automotive Retail
For Sale
Contact for pricing
146 N Main St, Spring Valley, NY 10977
Fully occupied automotive retail complex with gas, automated car wash, repair, and convenience offerings on a signalized corner.
Property Size5,066 SF
Lot Size0.47 Acres
Price / SF$1,263
Days on Market98
Property Features for 146 N Main St
General Information
Standard status
Active
Size
5,066 SF
Total Parking Spaces
8
Lot size
0.47 Acres
Property subtype
Retail, Business for Sale
Zoning
GB-Commercial/Professional
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Stabilized
Net Operating Income
$805,411
Additional Details
Business Included
Yes
Traffic Count
17,000 vehicles/day
Building Details
Year Built
2000
Tenancy
Single
Listing Agency:
Nationwide Homes
Listed By:
Moataz Ghounem · License #NJ
(203) 482-0102
Source:
Crexi
Added: Jun 1
Changed: Aug 28
Last Checked: Sep 5 at 12:58AM
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 Nationwide Homes
Investment Insights
Based on property information with market context.
This mixed-use automotive retail complex comprises a 5,066 SF commercial service development on a 0.47-acre parcel. The property operates four established businesses under one ownership structure: a gas station, an automated car wash, an auto repair facility, and a convenience store/mini mart. The asset is fully occupied and managed through a long-term master lease with coverage through 2033, along with renewal options.
Located at the signalized corner of N Main Street (Route 45) and Columbus Avenue in Spring Valley, NY, the site benefits from strong visibility along one of Rockland County’s busiest commercial corridors. Public remarks indicate traffic in excess of 17,000 vehicles daily and a dense surrounding population that supports automotive and convenience-oriented services.
For investors or operators seeking an automotive retail asset with established on-site operations, the combination of multiple revenue-generating components—gas, automated wash, repair, and convenience—creates an integrated service mix. With the property already operating under a long-term master lease extending to 2033, this offering is positioned for those focused on in-place occupancy and longer-duration lease stability.
Located at the signalized corner of N Main Street (Route 45) and Columbus Avenue in Spring Valley, NY, the site benefits from strong visibility along one of Rockland County’s busiest commercial corridors. Public remarks indicate traffic in excess of 17,000 vehicles daily and a dense surrounding population that supports automotive and convenience-oriented services.
For investors or operators seeking an automotive retail asset with established on-site operations, the combination of multiple revenue-generating components—gas, automated wash, repair, and convenience—creates an integrated service mix. With the property already operating under a long-term master lease extending to 2033, this offering is positioned for those focused on in-place occupancy and longer-duration lease stability.
Key Highlights
- 5,066 SF automotive retail service complex on a 0.47‑acre parcel
- Four operating businesses: gas station, automated car wash, auto repair facility, and convenience store/mini mart
- Fully occupied under a long‑term master lease through 2033 with renewal options
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
$234,467
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
3.66%
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%
$4,689,340
$4.7M
Cap Rate 7%
$3,349,529
$3.3M
Cap Rate 9%
$2,605,189
$2.6M
Market Conditions
NOI Build-Up for 5,066 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
$334.4K $66.00/SF
− Vacancy
−$21.7K −$4.29/SF
EGI
$312.6K $61.71/SF
− OpEx
−$78.2K −$15.43/SF
NOI
$234.5K $46.28/SF
Area
Rockland County, NY
Vacancy
6.50%
Lease Rate
$66.00 /SF/Yr
Expense Ratio
25.00%
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%
$4,689,340
Cap Rate 7%
$3,349,529
Cap Rate 9%
$2,605,189
Alternative Uses
Best Use
Specialty Retail
$3.35M
$2.93M – $3.91M
NOI $234,467 @ 7.0% cap · market cap 3.66%
Second Best
Retail
$1.02M
$891.8K – $1.19M
NOI $71,342 @ 7.0% cap · market cap 1.11%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
17,000 VPD
Traffic count
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
1,229
Businesses Nearby
75k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 47%
Groceries 45%
Dining 7%
Huerto Del Eden
Groceries
20,232 visits/mo
0.2 miles
Family Dollar
Shops & Services
14,742 visits/mo
0.4 miles
Exxon
Shops & Services
13,715 visits/mo
0.2 miles
Spring Valley Supermarket
Groceries
13,563 visits/mo
0.3 miles
Papa John's Pizza
Dining
4,784 visits/mo
0.4 miles
Demographics for 10977, NY
71,049
Population
17,339
Households
4.1
Avg Household Size
24
Median Age
23%
College-Educated
77%
High-School Grad
11.3 sq mi
ZIP Area
6,288
Density / Sq Mi
$77,724
Median Household Income
$33,129
Median Earnings
$1,711
Median Rent
$602,300
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?
Gas station - Fully occupied automotive retail complex with gas, automated car wash, repair, and convenience offerings on a signalized corner.
Where is this gas station located?
The property is located at 146 N Main St Spring Valley, NY.
What is the asking price?
The asking price for this property is $6,399,000.
What are key features of this property?
This property features: 5,066 SF automotive retail service complex on a 0.47‑acre parcel; Four operating businesses: gas station, automated car wash, auto repair facility, and convenience store/mini mart; Fully occupied under a long‑term master lease through 2033 with renewal options
