Victorian Four-Unit
For Sale
$1,199,000
Pending
162 S Broadway, Nyack, NY 10960
Historic residence with a balanced mix of one- and two-bedroom apartments, public utilities, and garage parking.
Property Size5,568 SF
Lot Size0.23 Acres
Days on Market157
Property Features for 162 S Broadway
General Information
Standard status
Pending
Size
5,568 SF
Total Parking Spaces
2
Lot size
0.23 Acres
Property subtype
Investment
Units
Unit Mix
2 x 2BR, 2 x 1BR
Multifamily Units
4
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$21,318
Building Details
Building Size
5,568 SF
Year Built
1905
Units
4
Construction
Victorian
Listing Agency:
(845) 422-6307
Listed By:
Joel Rottenstein
(845) 422-6307
Source:
Elliman
Added: Mar 28
Changed: Aug 30
Last Checked: Aug 30 at 7:29PM
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 Joel Rottenstein
Investment Insights
Based on property information with market context.
Built in 1905, this Victorian fourplex contains 5,568 sq ft of interior space across two two-bedroom apartments and two one-bedroom apartments. The property features spacious living areas, a distinctive historic façade, natural gas radiant heat, and a two-car garage. Public water and public sewer serve the building, which occupies a 0.23-acre parcel.
Located at 162 S Broadway in Nyack, the property is close to the downtown district, dining, shops, parks, and transportation options. WalkScore is 88, rated Very Walkable, while BikeScore is 43, rated Somewhat Bikeable.
Located at 162 S Broadway in Nyack, the property is close to the downtown district, dining, shops, parks, and transportation options. WalkScore is 88, rated Very Walkable, while BikeScore is 43, rated Somewhat Bikeable.
Key Highlights
- Four‑unit layout with two 2‑bedroom apartments and two 1‑bedroom apartments
- 5,568 sq ft of interior space
- Built in 1905 with Victorian architectural character
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
$98,395
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
8.21%
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%
$1,967,900
$2.0M
Cap Rate 7%
$1,405,643
$1.4M
Cap Rate 9%
$1,093,278
$1.1M
Market Conditions
NOI Build-Up for 5,568 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
$150.3K $27.00/SF
− Vacancy
−$9.8K −$1.76/SF
EGI
$140.6K $25.25/SF
− OpEx
−$42.2K −$7.57/SF
NOI
$98.4K $17.67/SF
Area
Rockland County, NY
Vacancy
6.50%
Lease Rate
$27.00 /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%
$1,967,900
Cap Rate 7%
$1,405,643
Cap Rate 9%
$1,093,278
Alternative Uses
Best Use
Multifamily LT 5
$1.41M
$1.23M – $1.64M
NOI $98,395 @ 7.0% cap · market cap 8.21%
Second Best
Apartment 5plus
$1.30M
$1.14M – $1.52M
NOI $91,249 @ 7.0% cap · market cap 7.61%
Theoretical Best
Specialty Retail
$3.68M
$3.22M – $4.30M
NOI $257,701 @ 7.0% cap · market cap 21.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,549
Businesses Nearby
Explore this area
Business Placement
Demographics for 10960, NY
14,680
Population
6,680
Households
2.2
Avg Household Size
44
Median Age
63%
College-Educated
95%
High-School Grad
4.7 sq mi
ZIP Area
3,123
Density / Sq Mi
$126,404
Median Household Income
$69,067
Median Earnings
$2,148
Median Rent
$662,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Historic residence with a balanced mix of one- and two-bedroom apartments, public utilities, and garage parking.
Where is this quadplex located?
The property is located at 162 S Broadway Nyack, NY.
What is the asking price?
The asking price for this property is $1,199,000.
What are key features of this property?
This property features: Four‑unit layout with two 2‑bedroom apartments and two 1‑bedroom apartments; 5,568 sq ft of interior space; Built in 1905 with Victorian architectural character
