Three-Story Office Building with
For Sale
$4,250,000
155 Main Street, Brewster, NY 10509
Professional office property offers elevator access, multiple entrances, and on-site parking.
Property Size16,254 SF
Days on Market88
Property Features for 155 Main Street
General Information
Standard status
Active
Size
16,254 SF
Total Parking Spaces
80
Elevators
Yes
Property subtype
Commercial
Zoning
B3
Occupancy
90%
Additional Details
Highway Access
Yes
Taxes and HOA fees
Annual Taxes
$46,593
Building Details
Building Size
16,254 SF
Year Built
1955
Buildings
1
Stories
3
Units
13
Listing Agency:
VJF Realty of Brewster Inc
(845) 553-3285
Listed By:
Linda Ficarra
(845) 553-3285
Source:
Mahlerrealty
Added: Jun 4
Changed: Aug 29
Last Checked: Aug 29 at 7:22PM
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 VJF Realty of Brewster Inc
Investment Insights
Based on property information with market context.
This professional office building provides three levels of workspace, elevator service, and three separate entrances. The property includes an 80-car parking lot and was constructed in 1955. Current occupancy is 90 percent, offering an established operating profile for an office buyer.
The building is located at 155 Main Street in Brewster, New York, approximately one mile from I-684/84. B3 zoning supports its commercial setting. The combination of multi-level space, dedicated parking, elevator access, and multiple points of entry provides a practical configuration for professional office operations.
The building is located at 155 Main Street in Brewster, New York, approximately one mile from I-684/84. B3 zoning supports its commercial setting. The combination of multi-level space, dedicated parking, elevator access, and multiple points of entry provides a practical configuration for professional office operations.
Key Highlights
- Three‑story office building with elevator service
- 80‑car parking lot
- Three entrances provide multiple access points
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
$284,321
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
6.69%
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%
$5,686,420
$5.7M
Cap Rate 7%
$4,061,729
$4.1M
Cap Rate 9%
$3,159,122
$3.2M
Market Conditions
NOI Build-Up for 16,254 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
$440.8K $27.12/SF
− Vacancy
−$61.7K −$3.80/SF
EGI
$379.1K $23.32/SF
− OpEx
−$94.8K −$5.83/SF
NOI
$284.3K $17.49/SF
Area
Putnam County, NY
Vacancy
14.00%
Lease Rate
$27.12 /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%
$5,686,420
Cap Rate 7%
$4,061,729
Cap Rate 9%
$3,159,122
Alternative Uses
Best Use
Office B
$4.06M
$3.55M – $4.74M
NOI $284,321 @ 7.0% cap · market cap 6.69%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$10.75M
$9.40M – $12.54M
NOI $752,276 @ 7.0% cap · market cap 17.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
90%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
509
Businesses Nearby
Explore this area
Business Placement
Demographics for 10509, NY
19,501
Population
7,839
Households
2.5
Avg Household Size
44
Median Age
43%
College-Educated
91%
High-School Grad
36.1 sq mi
ZIP Area
540
Density / Sq Mi
$120,987
Median Household Income
$59,048
Median Earnings
$1,836
Median Rent
$430,200
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Professional office property offers elevator access, multiple entrances, and on-site parking.
Where is this office building located?
The property is located at 155 Main Street Brewster, NY.
What is the asking price?
The asking price for this property is $4,250,000.
What are key features of this property?
This property features: Three‑story office building with elevator service; 80‑car parking lot; Three entrances provide multiple access points
