Storefront Property with Private
New
For Sale
$280,000
172 Fairfield Drive, Brewster, NY 10509
Commercial Sale, Brewster, NY
Property Size1,496 SF
Lot Size0.17 Acres
Price / SF$187.17
Days on Market2
Property Features for 172 Fairfield Drive
General Information
Property type
Commercial Sale
Property subtype
Other
Elementary school
John F. Kennedy
Middle school
Henry H Wells Middle School
High school
Brewster High School
Elementary school district
Brewster
Middle school district
Brewster
High school district
Brewster
Standard status
Active
APN
372400-036-048-0002-002-000-0000
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
4999
Utilities
Utilities
Water Available
Sewer type
Septic Tank
Heating system
Oil
Cooling system
Window Unit(s), Wall/Window Unit(s)
Water source
Well
Amenities
attic storage
outdoor rear space
Building Details
Building materials
Vinyl Siding
Listing Agency:
eXp Realty
(888) 276-0630
Listed By:
Virginia Corbett · License #10401314602
(845) 582-3790
Added: Sep 8
Last Checked: Sep 9 at 7:06AM
MLS# 1047937
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 storefront property provides 1,496 square feet of space within a building described as both commercially and residentially zoned. The layout includes attic storage and an outdoor rear area that can support utility needs or employee breaks. Vinyl siding, oil heat, window and wall/window cooling units, and water service from a well are among the property features.
Eight private parking spaces serve the property. It is positioned in a commercial area with access to major roadways and includes an existing tenant with an established rental history. Water is available, and the property uses a septic tank for sewer service. Continued use and any future changes remain subject to local zoning regulations.
Eight private parking spaces serve the property. It is positioned in a commercial area with access to major roadways and includes an existing tenant with an established rental history. Water is available, and the property uses a septic tank for sewer service. Continued use and any future changes remain subject to local zoning regulations.
Key Highlights
- 1,496 square feet of storefront space
- Commercial and residential zoning
- 8 private parking spaces
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
$24,253
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
8.66%
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%
$485,060
$485.1K
Cap Rate 7%
$346,471
$346.5K
Cap Rate 9%
$269,478
$269.5K
Market Conditions
NOI Build-Up for 1,496 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
$35.9K $24.00/SF
− Vacancy
−$1.3K −$0.84/SF
EGI
$34.6K $23.16/SF
− OpEx
−$10.4K −$6.95/SF
NOI
$24.3K $16.21/SF
Area
Putnam County, NY
Vacancy
3.50%
Lease Rate
$24.00 /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%
$485,060
Cap Rate 7%
$346,471
Cap Rate 9%
$269,478
Alternative Uses
Best Use
Retail
$346.5K
$303.2K – $404.2K
NOI $24,253 @ 7.0% cap · market cap 8.66%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$989.1K
$865.5K – $1.15M
NOI $69,239 @ 7.0% cap · market cap 24.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
119
Businesses Nearby
3k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 92%
Dining 8%
Citgo
Shops & Services
2,799 visits/mo
0.1 miles
Uncle Louie G
Dining
249 visits/mo
0.4 miles
Demographics for 10509, NY
19,501
Population
7,839
Households
2.5
Avg Household Size
44
Median Age
43%
College-Educated
91%
High-School Grad
36.1 sq mi
ZIP Area
540
Density / Sq Mi
$120,987
Median Household Income
$59,048
Median Earnings
$1,836
Median Rent
$430,200
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Versatile commercial space includes attic storage, rear outdoor area, and existing tenant occupancy.
Where is this storefront property located?
The property is located at 172 Fairfield Drive Brewster, NY.
What is the asking price?
The asking price for this property is $280,000.
What are key features of this property?
This property features: 1,496 square feet of storefront space; Commercial and residential zoning; 8 private parking spaces
