Building Details

Building Size 6,766 SF

Year Built 1970

Buildings 1

Units 5

Tenancy Multi

Listing Agency: Keller Williams Hudson Valley Realty & United

Listed By: Jonathon Z. Lee Show Phone

Source: Elliman

Added: Sep 11 Changed: Oct 26 Last Checked: Oct 26 at 5:29PM

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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 Keller Williams Hudson Valley Realty & United

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Investment Insights

Based on property information with market context.

This well-maintained mixed-use property at 185 Grange Rd includes approximately 6,000 sq ft across a 6-unit building on 2.9 acres. The fully occupied configuration includes an owner-occupied 3-bedroom, 2-full-bath apartment, coffee shop, fully equipped restaurant, hair salon, adult daycare, and martial arts studio. Built in 1970, the property also provides 40+ parking spaces for occupants and visitors.

Expansion plans are pre-approved for an additional 5,500+ sq ft, 4-unit building with a drive-through. The neighborhood strip center is next to Otisville Elementary School in the Village of Otisville and approximately 3 miles from the Otisville train station, which offers service to New York City. The combination of existing residential and commercial occupancy with approved additional construction supports both owner-occupancy and rental-income operations.

Key Highlights

• Approximately 6,000 sq ft mixed‑use building with 6 units on a 2.9‑acre lot
• Pre‑approved 5,500+ sq ft, 4‑unit expansion building with a drive‑through
• Fully occupied mix includes an apartment, coffee shop, restaurant, hair salon, adult daycare, and martial arts studio

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$52,245

Cap Rate

3.49%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,044,900 $1.0M

Cap Rate 7%

$746,357 $746.4K

Cap Rate 9%

$580,500 $580.5K

Is this asking price fair?

Market Conditions

NOI Build-Up for 6,000 SF

Gross rent

$97.2K $16.20/SF

− Vacancy

−$13.6K −$2.27/SF

EGI

$83.6K $13.93/SF

− OpEx

−$31.3K −$5.22/SF

NOI

$52.2K $8.71/SF

Area

Orange County, NY

Vacancy

14.00%

Lease Rate

$16.20 /SF/Yr

Expense Ratio

37.50%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,044,900

Cap Rate 7%

$746,357

Cap Rate 9%

$580,500

Alternative Uses

Best Use

Mixed Use

$746.4K

$653.1K – $870.8K (±1% cap)

NOI $52,245 @ 7.0% cap · market cap 3.49%

Second Best

Specialty Retail

$745.2K

$652.1K – $869.4K (±1% cap)

NOI $52,164 @ 7.0% cap · market cap 3.48%

Theoretical Best

Office A

$2.03M

$1.78M – $2.37M (±1% cap)

NOI $142,249 @ 7.0% cap · market cap 9.49%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Who owns this building? See the owner, sales and loan history

Open Analytics

Current Use

Budo Jiu-Jitsu MMA ... Training Center Yongheyuan Restaurant Flexible Realtor Real Estate Agency Little Munchkins Preschool High School Mt. Hope Restaurant Restaurant

Suggested Use

Top Pick Dental Office Real Estate Agency Big Box & Wholesale Store Auto Repair Shop Law Firm Veterinary Clinic

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

100%

Occupancy

Multi-tenant

Tenancy

Location Intelligence

Trade Area within ½ mile

34

Businesses Nearby

Explore this area Business Placement

Demographics for 10963, NY

3,663

Population

1,281

Households

2.9

Avg Household Size

43

Median Age

17%

College-Educated

73%

High-School Grad

13.2 sq mi

ZIP Area

278

Density / Sq Mi

$79,265

Median Household Income

$49,775

Median Earnings

$925

Median Rent

$313,400

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Frequently Asked Questions

What type of property is this?

Mixed-use property - Fully occupied property combines residential space with several established commercial uses and room for additional development.

Where is this mixed-use property located?

The property is located at 185 Grange Rd Otisville, NY.

What is the asking price?

The asking price for this property is $1,499,000.

What are key features of this property?

This property features: Approximately 6,000 sq ft mixed‑use building with 6 units on a 2.9‑acre lot; Pre‑approved 5,500+ sq ft, 4‑unit expansion building with a drive‑through; Fully occupied mix includes an apartment, coffee shop, restaurant, hair salon, adult daycare, and martial arts studio