Freestanding Storefront
For Sale
$1,600,000
2003 Route 82, La Grange, NY 12540
Showroom, loading dock, and outdoor storage support varied retail operations.
Property Size8,800 SF
Lot Size5.90 Acres
Price / SF$181.82
Days on Market194
Property Features for 2003 Route 82
General Information
Standard status
Active
Size
8,800 SF
Lot size
5.90 Acres
Property subtype
Free Standing Building
Zoning
Hamlet Zoning
Site & Location
Road Access
Yes
Outdoor Storage
Yes
Utilities to Site
Yes
Additional Details
Business Included
Yes
Land Use
retail
Amenities
loading dock
showroom
outdoor storage yard
Building Details
Building Size
8,800 SF
Buildings
1
Tenancy
Single
Listing Agency:
Berkshire Hathaway Home Services Hudson Valley
(845) 288-4367
Listed By:
Brian Mossey · License #10401263453
(845) 288-4367
Source:
Thebrokerlist
Added: Feb 18
Changed: Aug 30
Last Checked: Aug 30 at 8:58AM
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 Berkshire Hathaway Home Services Hudson Valley
Investment Insights
Based on property information with market context.
This freestanding storefront property includes an 8,800 square foot building configured with a showroom, loading dock, and outdoor storage yard. The offering also includes Alley's Agway, an established business operating from the property. Two parcels are served by private septic systems and a drilled well.
The site occupies 5.9 acres at the signalized intersection of Route 82 and Noxon Road in LaGrange, NY. Hamlet zoning allows uses including convenience store, daycare, and retail, subject to applicable requirements. The property is positioned in Central Dutchess County and offers an existing commercial building alongside land that may support a change in use or redevelopment, as permitted.
The site occupies 5.9 acres at the signalized intersection of Route 82 and Noxon Road in LaGrange, NY. Hamlet zoning allows uses including convenience store, daycare, and retail, subject to applicable requirements. The property is positioned in Central Dutchess County and offers an existing commercial building alongside land that may support a change in use or redevelopment, as permitted.
Key Highlights
- 5.9‑acre property at the signalized intersection of Route 82 and Noxon Road
- 8,800 square foot building with showroom and loading dock
- Outdoor storage yard included with the property
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
$112,596
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
7.04%
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%
$2,251,920
$2.3M
Cap Rate 7%
$1,608,514
$1.6M
Cap Rate 9%
$1,251,067
$1.3M
Market Conditions
NOI Build-Up for 8,800 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
$167.9K $19.08/SF
− Vacancy
−$7.1K −$0.80/SF
EGI
$160.9K $18.28/SF
− OpEx
−$48.3K −$5.48/SF
NOI
$112.6K $12.80/SF
Area
Dutchess County, NY
Vacancy
4.20%
Lease Rate
$19.08 /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%
$2,251,920
Cap Rate 7%
$1,608,514
Cap Rate 9%
$1,251,067
Alternative Uses
Best Use
Retail
$1.61M
$1.41M – $1.88M
NOI $112,596 @ 7.0% cap · market cap 7.04%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.65M
$2.32M – $3.09M
NOI $185,427 @ 7.0% cap · market cap 11.59%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Single-tenant
Tenancy
Turnkey business
Opportunity
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
43
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12540, NY
7,666
Population
3,318
Households
2.3
Avg Household Size
44
Median Age
43%
College-Educated
96%
High-School Grad
35.3 sq mi
ZIP Area
217
Density / Sq Mi
$107,436
Median Household Income
$47,849
Median Earnings
$2,077
Median Rent
$443,800
Median Home Value
Market
Vacancy Rate% for Retail 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?
Storefront property - Showroom, loading dock, and outdoor storage support varied retail operations.
Where is this storefront property located?
The property is located at 2003 Route 82 La Grange, NY.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: 5.9‑acre property at the signalized intersection of Route 82 and Noxon Road; 8,800 square foot building with showroom and loading dock; Outdoor storage yard included with the property
