Versatile Commercial
For Sale
$350,000
186 Main Street, Ravena, NY 12143
COMMERCIAL - Ravena, NY
Property Size1,240 SF
Lot Size0.42 Acres
Price / SF$282.26
Days on Market51
Property Features for 186 Main Street
General Information
Property type
Commercial Sale
Property subtype
Office
Zoning
Commercial
Parking
30
Basement
Finished, Full
Directions
Driving north on 9w, turn left onto main street ravena and property is 1/8 mile on right
Standard status
Active
APN
012401 168.10-3-11
Size
1,240 SF
Lot size
0.42 Acres
Taxes and HOA fees
Tax Annual Amount
4485
Utilities
Sewer type
Public Sewer
Heating system
Oil
Cooling system
Central Air
Water source
Public
Building Details
Year built
1970
Building materials
Brick
Roof type
Slate
Listing Agency:
Keller Williams Realty Hudson Valley United
(845) 610-6065
Listed By:
Dave Merchant · License #10401290467
(518) 719-5800
Added: Jul 11
Changed: Aug 4
Last Checked: Aug 30 at 7:06AM
MLS# 202621708
Copyright © 2026 Global MLS, Inc. 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 for a range of business uses. The property is 1,240 square feet and includes private parking for over 30 cars.
The building benefits from high traffic count on Route 9W, around 10,000 vehicles daily, supporting convenient access for clients and employees. It is described as suitable for mortgage lenders, banks, insurance companies, CPA offices, and drive-through businesses, with an emphasis on retail and service-oriented tenants including pharmacies.
The property’s combination of flexible interior space and on-site parking makes it a practical fit for businesses seeking a commercial presence along a heavily traveled corridor.
The building benefits from high traffic count on Route 9W, around 10,000 vehicles daily, supporting convenient access for clients and employees. It is described as suitable for mortgage lenders, banks, insurance companies, CPA offices, and drive-through businesses, with an emphasis on retail and service-oriented tenants including pharmacies.
The property’s combination of flexible interior space and on-site parking makes it a practical fit for businesses seeking a commercial presence along a heavily traveled corridor.
Key Highlights
- Commercial building built in 1970 with brick exterior
- High‑traffic location on NY‑9W with an estimated 10,000 daily traffic count
- Private parking for over 30 cars for client and employee convenience
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
Specialty Retail
$229.1K
$200.5K – $267.3K
NOI $16,037 @ 7.0% cap · market cap 4.58%
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
252
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - Well-maintained commercial building with private parking for 30+ cars near high-traffic 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 built in 1970 with brick exterior; High‑traffic location on NY‑9W with an estimated 10,000 daily traffic count; Private parking for over 30 cars for client and employee convenience
