Mixed-Use Building with Two-Car
New
For Sale
$379,000
174 Rockland Rd, Roscoe, NY 12776
First-floor commercial space is paired with an upstairs apartment and additional area for expansion.
Property Size3,000 SF
Days on Market2
Property Features for 174 Rockland Rd
General Information
Standard status
Active
Size
3,000 SF
Total Parking Spaces
2
Property subtype
Commercial
Additional Details
Road Access
Yes
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$4,947
Building Details
Building Size
3,000 SF
Year Built
1830
Listing Agency:
Land and Water Realty LLC
(845) 807-2630
Listed By:
Travis O'Dell · License #10401263952
(845) 807-2630
Source:
Elliman
Added: Aug 8
Changed: Aug 9
Last Checked: Aug 9 at 10:33AM
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 Land and Water Realty LLC
Investment Insights
Based on property information with market context.
This mixed-use property combines commercial space on the first floor with residential accommodation above. The upper level currently contains one rented apartment, along with additional space that could support expansion or another residential unit. A large two-car garage provides enclosed storage or additional functional space.
The property is located at 174 Rockland Rd in Roscoe, NY, and backs up to Twin Village golf course. Views toward the course are available from the upstairs apartment. The building was constructed in 1830 and offers a configuration that can accommodate an owner-user commercial operation, continued residential occupancy, or a combination of the two.
The property is located at 174 Rockland Rd in Roscoe, NY, and backs up to Twin Village golf course. Views toward the course are available from the upstairs apartment. The building was constructed in 1830 and offers a configuration that can accommodate an owner-user commercial operation, continued residential occupancy, or a combination of the two.
Key Highlights
- First‑floor commercial space with residential area above
- One rented upstairs apartment with additional expansion space
- Large two‑car garage
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
$25,740
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
6.79%
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%
$514,800
$514.8K
Cap Rate 7%
$367,714
$367.7K
Cap Rate 9%
$286,000
$286.0K
Market Conditions
NOI Build-Up for 3,000 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
$46.8K $15.60/SF
− Vacancy
−$5.6K −$1.87/SF
EGI
$41.2K $13.73/SF
− OpEx
−$15.4K −$5.15/SF
NOI
$25.7K $8.58/SF
Area
Sullivan County, NY
Vacancy
12.00%
Lease Rate
$15.60 /SF/Yr
Expense Ratio
37.50%
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%
$514,800
Cap Rate 7%
$367,714
Cap Rate 9%
$286,000
Alternative Uses
Best Use
Retail
$517.3K
$452.7K – $603.5K
NOI $36,212 @ 7.0% cap · market cap 9.55%
Second Best
Mixed Use
$367.7K
$321.8K – $429.0K
NOI $25,740 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$822.9K
$720.0K – $960.0K
NOI $57,600 @ 7.0% cap · market cap 15.20%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
1
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
29
Businesses Nearby
Explore this area
Business Placement
Demographics for 12776, NY
1,865
Population
1,882
Households
1
Avg Household Size
53
Median Age
34%
College-Educated
89%
High-School Grad
115.6 sq mi
ZIP Area
16
Density / Sq Mi
$79,875
Median Household Income
$37,595
Median Earnings
$1,234
Median Rent
$238,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - First-floor commercial space is paired with an upstairs apartment and additional area for expansion.
Where is this mixed-use property located?
The property is located at 174 Rockland Rd Roscoe, NY.
What is the asking price?
The asking price for this property is $379,000.
What are key features of this property?
This property features: First‑floor commercial space with residential area above; One rented upstairs apartment with additional expansion space; Large two‑car garage
