Mixed-Use Property with Church
For Sale
$1,195,000
Pending
18-20 S 6th Street, Hudson, NY 12534
Historic attached structures combine a four-bedroom residence with space zoned for commercial and residential use.
Property Size6,816 SF
Days on Market139
Property Features for 18-20 S 6th Street
General Information
Standard status
Pending
Size
6,816 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$11,030
Building Details
Year Built
1880
Listing Agency:
LYF HOMES
(518) 929-2303
Listed By:
KYLAH CAMPETA · License #10401348637
Source:
Corcoran
Added: Apr 16
Changed: Aug 30
Last Checked: Aug 30 at 3:14AM
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 LYF HOMES
Investment Insights
Based on property information with market context.
Built in 1880, this 6816 SF Hudson property joins a residential home with an attached former church, creating a distinctive mixed-use configuration. The house includes four bedrooms, an office, one full bathroom, a double living room, dining room, eat-in kitchen, porch, and yard. Original elements include hardwood floors, pocket doors, moldings, the staircase, and a stained-glass entry door.
The property is fully zoned for both commercial and residential use and sits half a block from Warren Street’s restaurants and shops. Its existing layout and architectural character support a range of possible directions, including residential occupancy, restaurant use, event space, or a music venue, subject to applicable requirements.
The property is fully zoned for both commercial and residential use and sits half a block from Warren Street’s restaurants and shops. Its existing layout and architectural character support a range of possible directions, including residential occupancy, restaurant use, event space, or a music venue, subject to applicable requirements.
Key Highlights
- 6816 SF mixed‑use property in Hudson
- Attached former church expands the property's commercial and residential configuration
- Fully zoned for both commercial and residential use
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
$98,936
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
8.28%
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%
$1,978,720
$2.0M
Cap Rate 7%
$1,413,371
$1.4M
Cap Rate 9%
$1,099,289
$1.1M
Market Conditions
NOI Build-Up for 6,816 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
$147.2K $21.60/SF
− Vacancy
−$15.3K −$2.25/SF
EGI
$131.9K $19.35/SF
− OpEx
−$33.0K −$4.84/SF
NOI
$98.9K $14.52/SF
Area
Columbia County, NY
Vacancy
10.40%
Lease Rate
$21.60 /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%
$1,978,720
Cap Rate 7%
$1,413,371
Cap Rate 9%
$1,099,289
Alternative Uses
Best Use
Specialty Retail
$1.41M
$1.24M – $1.65M
NOI $98,936 @ 7.0% cap · market cap 8.28%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.69M
$1.48M – $1.97M
NOI $118,042 @ 7.0% cap · market cap 9.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,418
Businesses Nearby
8k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Speedway
Shops & Services
3,583 visits/mo
0.2 miles
Citgo
Shops & Services
2,286 visits/mo
0.2 miles
Berkshire Bank
Shops & Services
2,190 visits/mo
0.0 miles
Demographics for 12534, NY
17,539
Population
9,613
Households
1.8
Avg Household Size
46
Median Age
33%
College-Educated
88%
High-School Grad
88.6 sq mi
ZIP Area
198
Density / Sq Mi
$76,086
Median Household Income
$40,823
Median Earnings
$1,296
Median Rent
$260,800
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Historic attached structures combine a four-bedroom residence with space zoned for commercial and residential use.
Where is this mixed-use property located?
The property is located at 18-20 S 6th Street Hudson, NY.
What is the asking price?
The asking price for this property is $1,195,000.
What are key features of this property?
This property features: 6816 SF mixed‑use property in Hudson; Attached former church expands the property's commercial and residential configuration; Fully zoned for both commercial and residential use
