Victorian Mixed-Use
New
For Sale
$599,000
164 Greenwich Avenue, Goshen, NY 10924
COMMERCIAL - Goshen, NY
Property Size3,140 SF
Lot Size0.38 Acres
Price / SF$190.76
Days on Market2
Property Features for 164 Greenwich Avenue
General Information
Property type
Commercial Sale
Property subtype
Other
Rooms
Basement
Parking
6
Parking features
Driveway, Garage, Open
Basement
Full
Accessibility
Accessible Approach with Ramp
Appliances
Convection Oven, Dishwasher, Dryer, Electric Water Heater, Oven, Refrigerator, Stainless Steel Appliance(s), Washer, Gas Water Heater
Lot features
Back Yard
Elementary school
Scotchtown Avenue
Middle school
C J Hooker Middle School
High school
Goshen Central High School
Elementary school district
Goshen
Middle school district
Goshen
High school district
Goshen
Standard status
Active
APN
333001-111-000-0021-003.000-0000
Lot size
0.38 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12826
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Natural Gas, Baseboard
Cooling system
Wall/Window Unit(s), Window Unit(s)
Water source
Public
Amenities
accessibility ramp
Building Details
Year built
1947
Floors in Building
2
Flooring type
Hardwood, Tile, Wood
Building materials
Vinyl Siding
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Brigida M. Gorman
(845) 820-5288
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 19 at 8:06PM
MLS# 1040254
Copyright © 2026 OneKey MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Victorian-style mixed-use property was built in 1947 and sits on approximately 0.38 acres. The building includes wood, hardwood, and tile flooring, along with baseboard heating powered by natural gas and wall or window cooling units. A basement, garage, driveway, and open parking provide additional functional features, while an accessible approach with ramp supports entry access.
The property is located at 164 Greenwich Avenue in Goshen, New York, within a Shopping zoning district. Public water and sewer serve the property, and cable service is available. Existing appliances include a convection oven, dishwasher, refrigerator, washer, and dryer, offering flexibility for a combination commercial and residential layout.
The property is located at 164 Greenwich Avenue in Goshen, New York, within a Shopping zoning district. Public water and sewer serve the property, and cable service is available. Existing appliances include a convection oven, dishwasher, refrigerator, washer, and dryer, offering flexibility for a combination commercial and residential layout.
Key Highlights
- Victorian‑style property built in 1947
- Approximately 0.38‑acre parcel in a Shopping zoning district
- Open parking, garage, and driveway included
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 - Shopping-district property with parking, a ramped approach, and flexible commercial and residential potential.
Where is this mixed-use property located?
The property is located at 164 Greenwich Avenue 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: Victorian‑style property built in 1947; Approximately 0.38‑acre parcel in a Shopping zoning district; Open parking, garage, and driveway included
