6-Unit Mixed-Use
New
For Sale
$1,499,000
185 Grange Road, Otisville, NY 10963
Commercial Sale, Otisville, NY
Property Size6,000 SF
Lot Size2.90 Acres
Price / SF$249.83
Days on Market2
Property Features for 185 Grange Road
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
RA
Parking
40
Parking features
Parking Lot
Elementary school
Otisville Elementary School
Middle school
Minisink Valley Middle School
High school
Minisink Valley High School
Elementary school district
Minisink Valley
Middle school district
Minisink Valley
High school district
Minisink Valley
Standard status
Active
APN
334489-013-000-0001-010.000-0000
Lot size
2.90 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
22406
Utilities
Utilities
Propane
Sewer type
Shared Septic
Heating system
Forced Air, Baseboard
Cooling system
Central Air, Ductless
Water source
Well
Building Details
Year built
1970
Floors in Building
5
Number of units
5
Flooring type
Hardwood, Laminate, Tile - Ceramic
Building materials
Frame
Listing Agency:
KW Hudson Valley United · Keller Williams Realty
(845) 610-6065
Listed By:
Jonathon Z. Lee
(917) 747-6688
Added: Sep 9
Changed: Sep 10
Last Checked: Sep 10 at 4:06AM
MLS# 1049052
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 well-maintained mixed-use property contains 6 units totaling approximately 6,000 square feet on a 2.9-acre parcel. The current occupancy includes an owner-occupied 3-bedroom, 2-full-bath apartment, coffee shop, equipped restaurant, hair salon, adult daycare, and martial arts studio. The building was constructed in 1970 with frame construction, ceramic tile, laminate and hardwood flooring, baseboard and forced-air heating, central air, and ductless cooling. The property uses propane, well water, and a shared septic system.
Expansion plans are supported by pre-approval for an additional 5,500+ square foot, 4-unit building with a drive-through. The property is adjacent to Otisville Elementary School and approximately 3 miles from the Otisville train station, which provides service to New York City. On-site parking includes 40+ spaces, and the property is zoned RA.
Expansion plans are supported by pre-approval for an additional 5,500+ square foot, 4-unit building with a drive-through. The property is adjacent to Otisville Elementary School and approximately 3 miles from the Otisville train station, which provides service to New York City. On-site parking includes 40+ spaces, and the property is zoned RA.
Key Highlights
- 6‑unit mixed‑use building totaling approximately 6,000 sq ft
- 2.9‑acre lot with 40+ parking spaces
- Fully occupied with residential, retail, food service, salon, daycare, and studio uses
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
$52,245
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
3.49%
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%
$1,044,900
$1.0M
Cap Rate 7%
$746,357
$746.4K
Cap Rate 9%
$580,500
$580.5K
Market Conditions
NOI Build-Up for 6,000 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
$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 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%
$1,044,900
Cap Rate 7%
$746,357
Cap Rate 9%
$580,500
Alternative Uses
Best Use
Mixed Use
$746.4K
$653.1K – $870.8K
NOI $52,245 @ 7.0% cap · market cap 3.49%
Second Best
Specialty Retail
$745.2K
$652.1K – $869.4K
NOI $52,164 @ 7.0% cap · market cap 3.48%
Theoretical Best
Office A
$2.03M
$1.78M – $2.37M
NOI $142,249 @ 7.0% cap · market cap 9.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Fully occupied property combining residential space with multiple service and commercial tenants.
Where is this mixed-use property located?
The property is located at 185 Grange Road 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: 6‑unit mixed‑use building totaling approximately 6,000 sq ft; 2.9‑acre lot with 40+ parking spaces; Fully occupied with residential, retail, food service, salon, daycare, and studio uses
