Mixed-Use Property in Walden
For Sale
$499,888
Pending
158 W Main St, Walden, NY 12586
Income-producing mixed-use property with apartments and retail spaces.
Property Size4,796 SF
Days on Market145
Property Features for 158 W Main St
General Information
Standard status
Pending
Size
4,796 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$8,514
Building Details
Building Size
4,796 SF
Year Built
1930
Units
6
Listed By:
Eliezer Salcer
(845) 783-4147
Source:
Elliman
Added: Apr 24
Changed: Sep 7
Last Checked: Sep 15 at 8:31AM
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 Eliezer Salcer
Investment Insights
Based on property information with market context.
This mixed-use property is located in Walden Village, near shopping, parks, and the Wallkill River. The property includes four apartments, with one two-bedroom unit and three one-bedroom units. Additionally, there are two store spaces, one of which is currently rented. Ample parking is available. The property is located in an area with a walk score of 57, indicating it is somewhat walkable, and a bike score of 33, indicating it is somewhat bikeable. This property presents an investment opportunity.
Key Highlights
- Great Location near downtown
- Recently renovated kitchen with stainless steel appliances
- Hardwood floors throughout the house
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
$41,761
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
8.35%
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%
$835,220
$835.2K
Cap Rate 7%
$596,586
$596.6K
Cap Rate 9%
$464,011
$464.0K
Market Conditions
NOI Build-Up for 4,796 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
$77.7K $16.20/SF
− Vacancy
−$10.9K −$2.27/SF
EGI
$66.8K $13.93/SF
− OpEx
−$25.1K −$5.22/SF
NOI
$41.8K $8.71/SF
Area
Orange County, NY
Vacancy
14.00%
Lease Rate
$16.20 /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%
$835,220
Cap Rate 7%
$596,586
Cap Rate 9%
$464,011
Alternative Uses
Best Use
Apartment 5plus
$1.28M
$1.12M – $1.50M
NOI $89,711 @ 7.0% cap · market cap 17.95%
Second Best
Retail
$833.9K
$729.7K – $972.9K
NOI $58,375 @ 7.0% cap · market cap 11.68%
Theoretical Best
Office A
$1.62M
$1.42M – $1.90M
NOI $113,704 @ 7.0% cap · market cap 22.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
389
Businesses Nearby
Explore this area
Business Placement
Demographics for 12586, NY
13,087
Population
4,711
Households
2.8
Avg Household Size
39
Median Age
27%
College-Educated
87%
High-School Grad
23.8 sq mi
ZIP Area
550
Density / Sq Mi
$94,107
Median Household Income
$47,188
Median Earnings
$1,576
Median Rent
$335,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Income-producing mixed-use property with apartments and retail spaces.
Where is this mixed-use property located?
The property is located at 158 W Main St Walden, NY.
What is the asking price?
The asking price for this property is $499,888.
What are key features of this property?
This property features: Great Location near downtown; Recently renovated kitchen with stainless steel appliances; Hardwood floors throughout the house
