Mixed-Use Property with
For Sale
$990,000
150 Bedford Road, Armonk, NY 10504
Two-building property combines commercial-use space with separate residential accommodations and on-site parking.
Property Size2,234 SF
Days on Market256
Property Features for 150 Bedford Road
General Information
Standard status
Active
Size
2,234 SF
Total Parking Spaces
10
Property subtype
Commercial
Zoning
R-B
Taxes and HOA fees
Annual Taxes
$19,072
Building Details
Building Size
2,234 SF
Year Built
1959
Buildings
2
Stories
2
Units
3
Listing Agency:
Coldwell Banker Realty
(203) 249-1454
Listed By:
Barbara Zaccagnini · License #RES.0758897
(203) 249-1454
Source:
Mahlerrealty
Added: Dec 16, 2025
Changed: Aug 28
Last Checked: Aug 29 at 10:22AM
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 Realty
Investment Insights
Based on property information with market context.
Located at 150 Bedford Road in Armonk, this R-B-zoned mixed-use property includes two separate structures. The main building provides commercial-use space, while its second floor has an independent entrance and includes a one-bedroom residence with an eat-in kitchen, living room, and full bathroom. The property was built in 1959.
A separate accessory cottage adds a bedroom, full bathroom, kitchenette, vaulted ceilings, a wood-burning stove, and a finished loft for storage. Both buildings offer additional storage. The site includes a level private yard and parking for about 10 cars, providing practical support for the property's mixed commercial and residential configuration.
A separate accessory cottage adds a bedroom, full bathroom, kitchenette, vaulted ceilings, a wood-burning stove, and a finished loft for storage. Both buildings offer additional storage. The site includes a level private yard and parking for about 10 cars, providing practical support for the property's mixed commercial and residential configuration.
Key Highlights
- Two structures at 150 Bedford Road, Armonk, NY 10504
- Main building includes commercial‑use space and a second‑floor one‑bedroom residence
- Separate accessory cottage with bedroom, bathroom, kitchenette, and finished loft
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
$32,379
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
3.27%
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%
$647,580
$647.6K
Cap Rate 7%
$462,557
$462.6K
Cap Rate 9%
$359,767
$359.8K
Market Conditions
NOI Build-Up for 2,234 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
$67.0K $30.00/SF
− Vacancy
−$15.2K −$6.81/SF
EGI
$51.8K $23.19/SF
− OpEx
−$19.4K −$8.70/SF
NOI
$32.4K $14.49/SF
Area
Westchester County, NY
Vacancy
22.70%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
37.50%
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%
$647,580
Cap Rate 7%
$462,557
Cap Rate 9%
$359,767
Alternative Uses
Best Use
Mixed Use
$462.6K
$404.7K – $539.7K
NOI $32,379 @ 7.0% cap · market cap 3.27%
Second Best
—
—
no second resolved use
Theoretical Best
Retail
$674.8K
$590.5K – $787.3K
NOI $47,237 @ 7.0% cap · market cap 4.77%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
879
Businesses Nearby
Explore this area
Business Placement
Demographics for 10504, NY
8,258
Population
2,665
Households
3.1
Avg Household Size
43
Median Age
81%
College-Educated
97%
High-School Grad
16.1 sq mi
ZIP Area
513
Density / Sq Mi
$247,433
Median Household Income
$105,654
Median Earnings
$1,910
Median Rent
$1,150,700
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-building property combines commercial-use space with separate residential accommodations and on-site parking.
Where is this mixed-use property located?
The property is located at 150 Bedford Road Armonk, NY.
What is the asking price?
The asking price for this property is $990,000.
What are key features of this property?
This property features: Two structures at 150 Bedford Road, Armonk, NY 10504; Main building includes commercial‑use space and a second‑floor one‑bedroom residence; Separate accessory cottage with bedroom, bathroom, kitchenette, and finished loft
