Brick Retail Building with Long
For Sale
$375,000
1557 Main St, Pleasant Valley, NY 12569
Brick retail building features 241 ft of frontage on Main St and includes newer roof, hot water boiler, and pellet stove.
Property Size2,325 SF
Price / SF$148.51
Days on Market140
Property Features for 1557 Main St
General Information
Standard status
Active
Size
2,325 SF
Class
C
Property subtype
Office
Additional Details
Road Access
Yes
Building Details
Building Size
2,325 SF
Year Built
1965
Construction
brick
Listing Agency:
CR Properties Group LLC
Listed By:
Thomas M. Cervone · License #49CE0922865
(845) 485-3100
Source:
Crproperties
Added: Apr 24
Changed: Sep 3
Last Checked: Sep 10 at 8:11AM
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 CR Properties Group LLC
Investment Insights
Based on property information with market context.
Brick retail building offering approximately 2,525 sq. ft. with a storefront configuration and substantial on-site storage, including an attic and basement. The property is described as being in beautiful condition, with a newer roof. Heating includes a 3-zone oil hot water boiler in the basement, and a pellet stove on the main floor.
Located in a village center on Main St with 241 ft of frontage, the site is positioned next to the West Rd intersection on Route 44, which is noted in the remarks as supporting very high traffic.
Additional features include a hot water boiler system in the basement and ongoing storage capacity throughout the building’s attic and basement spaces.
Located in a village center on Main St with 241 ft of frontage, the site is positioned next to the West Rd intersection on Route 44, which is noted in the remarks as supporting very high traffic.
Additional features include a hot water boiler system in the basement and ongoing storage capacity throughout the building’s attic and basement spaces.
Key Highlights
- Brick retail building with 2,525 sq ft in the Pleasant Valley village center
- 241 ft frontage on Main St (Rt 44) next to the West Rd intersection
- Newer asphalt shingle roof
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
$32,307
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
8.62%
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%
$646,140
$646.1K
Cap Rate 7%
$461,529
$461.5K
Cap Rate 9%
$358,967
$359.0K
Market Conditions
NOI Build-Up for 2,525 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
$48.2K $19.08/SF
− Vacancy
−$2.0K −$0.80/SF
EGI
$46.2K $18.28/SF
− OpEx
−$13.8K −$5.48/SF
NOI
$32.3K $12.80/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$19.08 /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%
$646,140
Cap Rate 7%
$461,529
Cap Rate 9%
$358,967
Alternative Uses
Best Use
Retail
$461.5K
$403.8K – $538.5K
NOI $32,307 @ 7.0% cap · market cap 8.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$760.1K
$665.1K – $886.8K
NOI $53,205 @ 7.0% cap · market cap 14.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
305
Businesses Nearby
79k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 39%
Dining 34%
Groceries 27%
ACME Markets
Groceries
21,713 visits/mo
0.1 miles
McDonald's
Dining
18,745 visits/mo
0.2 miles
Dunkin' Donuts
Dining
7,997 visits/mo
0.2 miles
Hudson Valley Federal Credit Union
Shops & Services
7,183 visits/mo
0.2 miles
Dollar General
Shops & Services
6,376 visits/mo
0.2 miles
Demographics for 12569, NY
10,177
Population
4,266
Households
2.4
Avg Household Size
44
Median Age
39%
College-Educated
96%
High-School Grad
33.3 sq mi
ZIP Area
306
Density / Sq Mi
$113,902
Median Household Income
$57,791
Median Earnings
$1,925
Median Rent
$349,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Similar Off Market Nearby
- Peony Design Studio — 1583 Main St, Pleasant Valley, NY 12569
Frequently Asked Questions
What type of property is this?
Storefront property - Brick retail building features 241 ft of frontage on Main St and includes newer roof, hot water boiler, and pellet stove.
Where is this storefront property located?
The property is located at 1557 Main St Pleasant Valley, NY.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Brick retail building with 2,525 sq ft in the Pleasant Valley village center; 241 ft frontage on Main St (Rt 44) next to the West Rd intersection; Newer asphalt shingle roof
