Riverfront Mixed-Use
For Sale
$1,700,000
182 Route 209, Port Jervis, NY 12771
Multi-building property with private wells, septic systems, river frontage, and flexible adaptive reuse potential subject to municipal approvals.
Property Size11,283 SF
Days on Market55
Property Features for 182 Route 209
General Information
Standard status
Active
Size
11,283 SF
Total Parking Spaces
20
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$18,818
Building Details
Building Size
11,283 SF
Year Built
1970
Buildings
6
Units
16
Listing Agency:
KW Hudson Valley United
(845) 741-5608
Listed By:
Amanda Brehm · License #00000
(845) 741-5608
Source:
Mydreamhomerealty
Added: Jul 8
Changed: Aug 28
Last Checked: Aug 29 at 10:23AM
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 KW Hudson Valley United
Investment Insights
Based on property information with market context.
This mixed-use campus spans six separately deeded tax parcels totaling approximately 13.6 acres, with approximately 11,283 square feet across six principal buildings. The improvements include a 4,176-square-foot main building with 11 bedrooms, 3.5 bathrooms, garage and gym space, covered and enclosed porches, and storage. Other buildings provide 4-bedroom and 3-bedroom residences, a 4-bedroom residence with an additional 1-bedroom unit, and a separate 2,880-square-foot building. Accessory improvements include a detached two-car garage, sheds, canopy structures, and paved parking areas.
The property has extensive exposure along US Route 209 and approximately 879 feet of combined Neversink River frontage. A separate 5.5-acre vacant parcel is included, with frontage on both US Route 209 and the river. Private wells and septic systems serve the improved parcels. The campus is near Interstate 84, the Port Jervis train station, the Delaware River, and Hudson Valley recreational amenities. Any redevelopment, conversion, subdivision, zoning, floodplain, environmental, permit, or utility considerations require independent due diligence and municipal approvals.
The property has extensive exposure along US Route 209 and approximately 879 feet of combined Neversink River frontage. A separate 5.5-acre vacant parcel is included, with frontage on both US Route 209 and the river. Private wells and septic systems serve the improved parcels. The campus is near Interstate 84, the Port Jervis train station, the Delaware River, and Hudson Valley recreational amenities. Any redevelopment, conversion, subdivision, zoning, floodplain, environmental, permit, or utility considerations require independent due diligence and municipal approvals.
Key Highlights
- Six separately deeded parcels totaling approximately 13.6 acres
- Approximately 11,283 square feet across six principal buildings
- Approximately 879 feet of combined Neversink River frontage
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
$96,808
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
5.69%
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%
$1,936,160
$1.9M
Cap Rate 7%
$1,382,971
$1.4M
Cap Rate 9%
$1,075,644
$1.1M
Market Conditions
NOI Build-Up for 11,283 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
$176.0K $15.60/SF
− Vacancy
−$21.1K −$1.87/SF
EGI
$154.9K $13.73/SF
− OpEx
−$58.1K −$5.15/SF
NOI
$96.8K $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%
$1,936,160
Cap Rate 7%
$1,382,971
Cap Rate 9%
$1,075,644
Alternative Uses
Best Use
Healthcare Medical
$2.35M
$2.06M – $2.74M
NOI $164,506 @ 7.0% cap · market cap 9.68%
Second Best
Mixed Use
$1.38M
$1.21M – $1.61M
NOI $96,808 @ 7.0% cap · market cap 5.69%
Theoretical Best
Office A
$3.09M
$2.71M – $3.61M
NOI $216,634 @ 7.0% cap · market cap 12.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
46
Businesses Nearby
Explore this area
Business Placement
Demographics for 12771, NY
14,423
Population
6,163
Households
2.3
Avg Household Size
41
Median Age
21%
College-Educated
91%
High-School Grad
34.6 sq mi
ZIP Area
417
Density / Sq Mi
$67,926
Median Household Income
$38,539
Median Earnings
$1,310
Median Rent
$246,100
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-building property with private wells, septic systems, river frontage, and flexible adaptive reuse potential subject to municipal approvals.
Where is this mixed-use property located?
The property is located at 182 Route 209 Port Jervis, NY.
What is the asking price?
The asking price for this property is $1,700,000.
What are key features of this property?
This property features: Six separately deeded parcels totaling approximately 13.6 acres; Approximately 11,283 square feet across six principal buildings; Approximately 879 feet of combined Neversink River frontage
