Versatile Commercial
For Sale
$350,000
186 Main Street, Ravena, NY 12143
Commercial Sale, Ravena, NY
Property Size1,240 SF
Lot Size0.42 Acres
Price / SF$282.26
Days on Market47
Property Features for 186 Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
commercial
Zoning description
office building general
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
30
Lot features
Paved
Directions
Driving north on 9w, turn left onto main street ravena and property is 1/8 mile on right
Subdivision
Ravena
Standard status
Active
APN
168.10-3-11
Size
1,240 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Description
commercial office building with large paved parking area
Tax Annual Amount
4546
Legal Description
commercial office building with large paved parking area
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Building materials
Brick
Roof type
Slate
Listing Agency:
Keller Williams Realty HV Nort
(845) 481-2700
Listed By:
Dave Merchant · License #10401290467
(518) 719-5800
Added: Jul 8
Changed: Aug 19
Last Checked: Aug 23 at 3:06PM
MLS# 20263848
Copyright © 2026 Hudson Valley Catskill Region 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 commercial building is available for sale and offers a versatile layout intended for a range of business uses. The property includes modern amenities and a practical setup for companies including mortgage lenders, banks, insurance providers, and CPA offices, with remarks also referencing suitability for drive-through concepts and pharmacy use. The building is listed at 1,240 square feet.
Located at 186 Main Street in Ravena, NY, the property benefits from high traffic exposure on Route 9W, cited at approximately 10,000 vehicles per day. Private parking is available for over 30 cars, supporting customer and employee access.
The site is zoned commercial and sits on approximately 0.42 acres, offering straightforward space for businesses seeking a compact, road-accessible presence in Ravena.
Located at 186 Main Street in Ravena, NY, the property benefits from high traffic exposure on Route 9W, cited at approximately 10,000 vehicles per day. Private parking is available for over 30 cars, supporting customer and employee access.
The site is zoned commercial and sits on approximately 0.42 acres, offering straightforward space for businesses seeking a compact, road-accessible presence in Ravena.
Key Highlights
- Commercial building with brick construction, slate roof, forced‑air heating, and central air (year built: 1970)
- High daily traffic count on 9W (around 10,000 vehicles per day)
- Private parking for over 30 cars
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
$19,151
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
5.47%
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%
$383,020
$383.0K
Cap Rate 7%
$273,586
$273.6K
Cap Rate 9%
$212,789
$212.8K
Market Conditions
NOI Build-Up for 1,240 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
$32.7K $26.40/SF
− Vacancy
−$7.2K −$5.81/SF
EGI
$25.5K $20.59/SF
− OpEx
−$6.4K −$5.15/SF
NOI
$19.2K $15.44/SF
Area
Albany County, NY
Vacancy
22.00%
Lease Rate
$26.40 /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%
$383,020
Cap Rate 7%
$273,586
Cap Rate 9%
$212,789
Alternative Uses
Best Use
Office B
$273.6K
$239.4K – $319.2K
NOI $19,151 @ 7.0% cap · market cap 5.47%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$386.9K
$338.6K – $451.4K
NOI $27,085 @ 7.0% cap · market cap 7.74%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
Explore this area
Business Placement
Demographics for 12143, NY
4,903
Population
2,523
Households
1.9
Avg Household Size
42
Median Age
27%
College-Educated
90%
High-School Grad
19.1 sq mi
ZIP Area
257
Density / Sq Mi
$89,450
Median Household Income
$41,458
Median Earnings
$1,022
Median Rent
$222,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - For-sale commercial building with private parking for 30+ cars and high traffic exposure on 9W.
Where is this office building located?
The property is located at 186 Main Street Ravena, NY.
What is the asking price?
The asking price for this property is $350,000.
What are key features of this property?
This property features: Commercial building with brick construction, slate roof, forced‑air heating, and central air (year built: 1970); High daily traffic count on 9W (around 10,000 vehicles per day); Private parking for over 30 cars
