Victorian-Style Mixed-Use
New
For Sale
$599,000
164 Greenwich Ave, Goshen, NY 10924
Victorian character, on-site parking, and an accessibility ramp support flexible commercial or mixed-use occupancy.
Property Size3,140 SF
Lot Size0.38 Acres
Price / SF$190.76
Days on Market2
Property Features for 164 Greenwich Ave
General Information
Standard status
Active
Size
3,140 SF
Lot size
0.38 Acres
Property subtype
Commercial
Zoning
Shopping
Taxes and HOA fees
Annual Taxes
$12,826
Building Details
Building Size
3,140 SF
Year Built
1947
Stories
2
Construction
Victorian
Listing Agency:
Keller Williams Realty
(845) 820-5288
Listed By:
Brigida M. Gorman
(845) 820-5288
Source:
Elliman
Added: Aug 20
Changed: Aug 21
Last Checked: Aug 21 at 5:44AM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This Victorian-style mixed-use property dates to 1947 and includes 3,140 square feet on approximately 0.38 acres. The building combines distinctive architectural character with on-site parking and an accessibility ramp, providing practical features for commercial occupancy or a mixed-use configuration.
Located at 164 Greenwich Ave in Goshen, the property sits within a Shopping zoning district and offers convenient access with strong street visibility. Walk Score is 79, rated Very Walkable, while Bike Score is 55, rated Bikeable. The site’s layout and existing features support consideration for professional, service-oriented, rental, or combined commercial and residential use where permitted.
Located at 164 Greenwich Ave in Goshen, the property sits within a Shopping zoning district and offers convenient access with strong street visibility. Walk Score is 79, rated Very Walkable, while Bike Score is 55, rated Bikeable. The site’s layout and existing features support consideration for professional, service-oriented, rental, or combined commercial and residential use where permitted.
Key Highlights
- 3,140‑square‑foot Victorian‑style property built in 1947
- Approximately 0.38 acres at 164 Greenwich Ave, Goshen, NY 10924
- Shopping zoning district
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
$52,541
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
8.77%
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%
$1,050,820
$1.1M
Cap Rate 7%
$750,586
$750.6K
Cap Rate 9%
$583,789
$583.8K
Market Conditions
NOI Build-Up for 3,140 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
$84.4K $26.88/SF
− Vacancy
−$14.3K −$4.57/SF
EGI
$70.1K $22.31/SF
− OpEx
−$17.5K −$5.58/SF
NOI
$52.5K $16.73/SF
Area
Orange County, NY
Vacancy
17.00%
Lease Rate
$26.88 /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%
$1,050,820
Cap Rate 7%
$750,586
Cap Rate 9%
$583,789
Alternative Uses
Best Use
Office B
$750.6K
$656.8K – $875.7K
NOI $52,541 @ 7.0% cap · market cap 8.77%
Second Best
Mixed Use
$390.6K
$341.8K – $455.7K
NOI $27,342 @ 7.0% cap · market cap 4.56%
Theoretical Best
Office A
$1.06M
$930.6K – $1.24M
NOI $74,444 @ 7.0% cap · market cap 12.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,131
Businesses Nearby
Explore this area
Business Placement
Demographics for 10924, NY
14,006
Population
5,178
Households
2.7
Avg Household Size
44
Median Age
42%
College-Educated
90%
High-School Grad
40.1 sq mi
ZIP Area
349
Density / Sq Mi
$114,567
Median Household Income
$64,567
Median Earnings
$1,668
Median Rent
$433,600
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?
Mixed-use property - Victorian character, on-site parking, and an accessibility ramp support flexible commercial or mixed-use occupancy.
Where is this mixed-use property located?
The property is located at 164 Greenwich Ave Goshen, NY.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: 3,140‑square‑foot Victorian‑style property built in 1947; Approximately 0.38 acres at 164 Greenwich Ave, Goshen, NY 10924; Shopping zoning district
