Storefront Property with Flexible
New
For Sale
$275,000
2085 State Route 196, Hudson Falls, NY 12839
Commercial building with multiple rooms, on-site parking, fencing, and an accessory shed.
Property Size1,440 SF
Lot Size0.32 Acres
Price / SF$190.97
Days on Market7
Property Features for 2085 State Route 196
General Information
Standard status
Active
Size
1,440 SF
Total Parking Spaces
8
Lot size
0.32 Acres
Taxes and HOA fees
Annual Taxes
$1,842
Amenities
new fencing
11x14 shed
Building Details
Tenancy
Single
Listing Agency:
Hunt ERA
(518) 338-5157
Listed By:
Christine McKee · License #10301206746
(518) 338-5157
Source:
Exprealty
Added: Aug 8
Changed: Aug 14
Last Checked: Aug 14 at 5:24AM
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 Hunt ERA
Investment Insights
Based on property information with market context.
This storefront property includes a 1,440-square-foot commercial building arranged across four rooms, along with eight parking spaces, recently installed fencing, and an 11-by-14-foot shed. The flexible interior is currently used for a dog grooming operation with an established clientele of more than 400 customers.
The property occupies a 0.32-acre lot at 2085 State Route 196 in Hudson Falls, New York. The offering covers the real estate only; the operating business, equipment, and personal property are excluded, although their separate purchase may be discussed. The existing configuration provides a functional commercial setting for continued grooming use or another business concept.
The property occupies a 0.32-acre lot at 2085 State Route 196 in Hudson Falls, New York. The offering covers the real estate only; the operating business, equipment, and personal property are excluded, although their separate purchase may be discussed. The existing configuration provides a functional commercial setting for continued grooming use or another business concept.
Key Highlights
- 1,440‑square‑foot storefront building on a 0.32‑acre lot
- Four‑room interior layout with flexible commercial use
- Eight on‑site parking spaces
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
$17,961
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
6.53%
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%
$359,220
$359.2K
Cap Rate 7%
$256,586
$256.6K
Cap Rate 9%
$199,567
$199.6K
Market Conditions
NOI Build-Up for 1,440 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
$26.8K $18.60/SF
− Vacancy
−$1.1K −$0.78/SF
EGI
$25.7K $17.82/SF
− OpEx
−$7.7K −$5.35/SF
NOI
$18.0K $12.47/SF
Area
Washington County, NY
Vacancy
4.20%
Lease Rate
$18.60 /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%
$359,220
Cap Rate 7%
$256,586
Cap Rate 9%
$199,567
Alternative Uses
Best Use
Retail
$256.6K
$224.5K – $299.4K
NOI $17,961 @ 7.0% cap · market cap 6.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$357.3K
$312.6K – $416.8K
NOI $25,008 @ 7.0% cap · market cap 9.09%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Single-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 12839, NY
13,618
Population
6,515
Households
2.1
Avg Household Size
41
Median Age
16%
College-Educated
90%
High-School Grad
31.0 sq mi
ZIP Area
439
Density / Sq Mi
$70,006
Median Household Income
$41,545
Median Earnings
$1,018
Median Rent
$161,300
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Commercial building with multiple rooms, on-site parking, fencing, and an accessory shed.
Where is this storefront property located?
The property is located at 2085 State Route 196 Hudson Falls, NY.
What is the asking price?
The asking price for this property is $275,000.
What are key features of this property?
This property features: 1,440‑square‑foot storefront building on a 0.32‑acre lot; Four‑room interior layout with flexible commercial use; Eight on‑site parking spaces
