Mixed-Use Building with
For Sale
Contact for pricing
Pending
169 Sickles Avenue, Nyack, NY 10960
Corner property combines street-level commercial space with three attached residential apartments and dedicated parking.
Property Size3,826 SF
Days on Market297
Property Features for 169 Sickles Avenue
General Information
Standard status
Pending
Size
3,826 SF
Property subtype
Multifamily
Zoning
R-1
Financials
Gross Income
$67,320
Average Monthly Rent
$1,870
Site & Location
Corner Location
Yes
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Units
Unit Mix
2 x studio, 1 x 2BR
Multifamily Units
3
Building Details
Year Built
1977
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
Corcoran Baer & McIntosh
(845) 641-3255
Listed By:
Adam Blankfort · License #10401301918
Source:
Crexi
Added: Nov 6, 2025
Changed: Aug 29
Last Checked: Aug 29 at 11:49PM
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 Corcoran Baer & McIntosh
Investment Insights
Based on property information with market context.
This 3,826-square-foot mixed-use building contains four income-producing units: one commercial space and three residential apartments. The ground-floor commercial area is occupied by a deli, while the residential component includes two studio apartments and an upper-level two-bedroom residence. The property also includes a parking lot accommodating 10+ cars, three separate gas and electric meters, and a corner layout with prominent street exposure.
Located at 169 Sickles Avenue in Nyack, the building sits across from Montefiore Nyack Hospital and approximately 60 seconds from the NYS Thruway. R-1 zoning supports a combination of retail, personal service, and multifamily residential uses, subject to applicable requirements. The site is also described as having capacity for 23–25 rental units with variances, offering a potential future redevelopment path alongside its existing mixed-use configuration.
Located at 169 Sickles Avenue in Nyack, the building sits across from Montefiore Nyack Hospital and approximately 60 seconds from the NYS Thruway. R-1 zoning supports a combination of retail, personal service, and multifamily residential uses, subject to applicable requirements. The site is also described as having capacity for 23–25 rental units with variances, offering a potential future redevelopment path alongside its existing mixed-use configuration.
Key Highlights
- 3,826 SF mixed‑use building with 4 units: 3 residential and 1 commercial
- Corner lot with prominent street exposure and signage potential
- Parking lot accommodates 10+ cars
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
$62,701
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
5.02%
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%
$1,254,020
$1.3M
Cap Rate 7%
$895,729
$895.7K
Cap Rate 9%
$696,678
$696.7K
Market Conditions
NOI Build-Up for 3,826 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
$121.7K $31.80/SF
− Vacancy
−$7.7K −$2.00/SF
EGI
$114.0K $29.80/SF
− OpEx
−$51.3K −$13.41/SF
NOI
$62.7K $16.39/SF
Area
Rockland County, NY
Vacancy
6.30%
Lease Rate
$31.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,254,020
Cap Rate 7%
$895,729
Cap Rate 9%
$696,678
Alternative Uses
Best Use
Apartment 5plus
$895.7K
$783.8K – $1.05M
NOI $62,701 @ 7.0% cap · market cap 5.02%
Second Best
Retail
$769.7K
$673.5K – $898.0K
NOI $53,880 @ 7.0% cap · market cap 4.31%
Theoretical Best
Specialty Retail
$2.53M
$2.21M – $2.95M
NOI $177,077 @ 7.0% cap · market cap 14.17%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,960
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Corner property combines street-level commercial space with three attached residential apartments and dedicated parking.
Where is this mixed-use property located?
The property is located at 169 Sickles Avenue Nyack, NY.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: 3,826 SF mixed‑use building with 4 units: 3 residential and 1 commercial; Corner lot with prominent street exposure and signage potential; Parking lot accommodates 10+ cars
