Storefront Property with Warehouse
For Sale
$299,000
20 CREAMERY RD, Livingston Manor, NY 12758
GB-zoned commercial building with municipal water, sewer, and high-speed internet available.
Property Size1,372 SF
Price / SF$217.93
Days on Market73
Property Features for 20 CREAMERY RD
General Information
Standard status
Active
Size
1,372 SF
Property subtype
Business Opportunities
Zoning
commerical
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$2,668
Amenities
high speed internet
parking
3
Building Details
Construction
cement and steel I beams
Listing Agency:
KW Hudson Valley United
(845) 866-1852
Listed By:
Peter Feinberg · License #40FE0911158
(845) 866-1852
Source:
Xome
Added: Jun 19
Changed: Aug 28
Last Checked: Aug 30 at 2:12PM
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 commercial building combines storefront retail space with warehouse functionality and is constructed with cement and steel I-beams. The roof has been replaced, and the property is offered in its current condition. Existing use includes retail sales of repurposed items alongside warehouse space.
Located at 20 Creamery Road in Livingston Manor, the property includes customer and employee parking and is within walking distance of town amenities. Municipal water and sewer service are available, along with high-speed internet. Restaurant or other retail uses may be considered with town planning board approval. The property is zoned GB and is being sold AS IS.
Located at 20 Creamery Road in Livingston Manor, the property includes customer and employee parking and is within walking distance of town amenities. Municipal water and sewer service are available, along with high-speed internet. Restaurant or other retail uses may be considered with town planning board approval. The property is zoned GB and is being sold AS IS.
Key Highlights
- Storefront and warehouse configuration at 20 Creamery Road
- Cement construction with steel I‑beams
- New roof
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
$16,561
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
5.54%
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%
$331,220
$331.2K
Cap Rate 7%
$236,586
$236.6K
Cap Rate 9%
$184,011
$184.0K
Market Conditions
NOI Build-Up for 1,372 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
$24.7K $18.00/SF
− Vacancy
−$1.0K −$0.76/SF
EGI
$23.7K $17.24/SF
− OpEx
−$7.1K −$5.17/SF
NOI
$16.6K $12.07/SF
Area
Sullivan County, NY
Vacancy
4.20%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
30.00%
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%
$331,220
Cap Rate 7%
$236,586
Cap Rate 9%
$184,011
Alternative Uses
Best Use
Retail
$236.6K
$207.0K – $276.0K
NOI $16,561 @ 7.0% cap · market cap 5.54%
Second Best
Warehouse
$199.4K
$174.5K – $232.6K
NOI $13,956 @ 7.0% cap · market cap 4.67%
Theoretical Best
Office A
$376.3K
$329.3K – $439.0K
NOI $26,342 @ 7.0% cap · market cap 8.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
166
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12758, NY
4,033
Population
3,114
Households
1.3
Avg Household Size
46
Median Age
25%
College-Educated
91%
High-School Grad
153.6 sq mi
ZIP Area
26
Density / Sq Mi
$50,577
Median Household Income
$41,036
Median Earnings
$938
Median Rent
$171,000
Median Home Value
Market
Vacancy Rate% for Industrial in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - GB-zoned commercial building with municipal water, sewer, and high-speed internet available.
Where is this storefront property located?
The property is located at 20 CREAMERY RD Livingston Manor, NY.
What is the asking price?
The asking price for this property is $299,000.
What are key features of this property?
This property features: Storefront and warehouse configuration at 20 Creamery Road; Cement construction with steel I‑beams; New roof
