Mixed-Use Investment Opportunity in
169 Sickles Avenue, Nyack, NY 10960
MULTI_FAMILY - Nyack, NY
Property size:
3,826 SFLot size:
0.22 Acres- Added:
- Nov 6, 2025
- Days on Market:
- 191
- Last Refresh:
- May 16 at 6:06 pm
Property Features for 169 Sickles Avenue
General Information
- Property type
- Residential Multi Family
- Property subtype
- Other
- Zoning
- R-1
- Parking
- 12
- Parking features
- Parking Lot
- Fencing
- Chain Link
- Standard status
- Pending
- APN
- 392403-065-036-0002-001-000-0000
- Size
- 3,826 SF
- Lot size
- 0.22 Acres
Taxes and HOA fees
- Tax Year
- 2025
- Tax Annual Amount
- 22613
Utilities
- Utilities
- Cable Available
- Sewer type
- Public Sewer
- Heating system
- Baseboard
- Cooling system
- Wall/Window Unit(s), Window Unit(s)
- Water source
- Public
Building Details
- Year built
- 1977
- Floors in Building
- 2
- Number of units
- 4
- Building materials
- Frame
Listing agent Adam J Blankfort License #10401293760 (845) 641-3255
Listing office Corcoran Baer & McIntosh 97 S Broadway, Congers, NY (845) 358-9440
Listing date Nov 6, 2025
MLS# 927420
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.
HighLights
- High‑visibility corner lot across from Montefiore Nyack Hospital
- Mixed‑use building with 4 income‑producing units generating $5,610/month
- Substantial parking lot with 10+ spaces
- Zoning allows for mixed residential and commercial uses, with potential to develop up to 25 rental units with variances
- Strategic location in the heart of Nyack, a walkable village with a vibrant mix of cafes, restaurants, and shops
- Flexible building configuration with potential to combine units
Overview
Located in the heart of Nyack, 169 Sickles Ave presents a mixed-use investment opportunity. The 3,826 square-foot building is configured as four income-producing units, including three residential units and one commercial space. The property benefits from a substantial parking lot and street visibility. The property is located across the street from Montefiore Nyack Hospital. The ground-floor houses a deli, generating foot traffic. The building sits on a corner lot, delivering high visibility and signage potential. Behind the building is a parking lot capable of accommodating over 10 cars. There are three separate gas and electric meters. The two downstairs residential units are configured as studios. Upstairs is a two-bedroom residence. The property is in R-1 Zoning, designed to allow retail, personal service, and multifamily residential combinations. The existing rental income is $5,610 per month from the three units. The 0.22-acre corner lot and zoning flexibility provide a future development opportunity. The site could accommodate as many as 25 rental units with variances. The property offers access to major highways.
Financial Insights
Value Estimation Calculated for Apartment 5plus
Conservative
$696.7K
NOI $62,701 @ 9.00% cap · cautious / downside scenario
Moderate
$895.7K
NOI $62,701 @ 7.00% cap · market / base-case scenario
Aggressive
$1.25M
NOI $62,701 @ 5.00% cap · optimistic / upside scenario
NOI & Cap Rate Calculator
NOI Build-Up
- 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.
Calculated for Apartment 5plus
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $121.7k | $31.80 |
| − Vacancy | −$7.7k | −$2.00 |
| EGI | $114.0k | $29.80 |
| − OpEx | −$51.3k | −$13.41 |
| NOI | $62.7k | $16.39 |
3,826 SF · lease $31.80/SF/yr · vacancy 6.30% · expense 45.00%
Alternative Use Scenarios
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 local authorities.
Property Profile
Insight Report
Location Intelligence
Current Use by Public Records
Retail space
Location Insight
- Map
- Local Demand
- City
- Nyack
- County
- Rockland
- State
- New York
- Longitude
- -73.9273051
- Latitude
- 41.0947848
Nearby Similar for Sale
FAQs
What type of property is this?
Mixed-use property - Mixed-use building with income-producing units and development potential.
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: High‑visibility corner lot across from Montefiore Nyack Hospital; Mixed‑use building with 4 income‑producing units generating $5,610/month; Substantial parking lot with 10+ spaces
