Retail and Warehouse Flex
For Sale
$2,500,000
22 W Lincoln Ave, Mount Vernon, NY 10550
Contiguous retail and warehouse area with office space supports flexible operations and on-site distribution needs.
Property Size5,220 SF
Days on Market47
Property Features for 22 W Lincoln Ave
General Information
Standard status
Active
Size
5,220 SF
Property subtype
Commercial
Warehouse & Industrial
Clear Height
12 ft
Drive-In Doors
1
Heavy Power
Yes
Taxes and HOA fees
Annual Taxes
$30,624
Building Details
Building Size
5,220 SF
Year Built
1962
Stories
2
Units
4
Listing Agency:
RAND COMMERCIAL
(719) 313-7320
Listed By:
Kyle Knauf
(719) 313-7320
Source:
Elliman
Added: Jul 5
Changed: Aug 14
Last Checked: Aug 20 at 8:08AM
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 RAND COMMERCIAL
Investment Insights
Based on property information with market context.
This property offers a combined retail and warehouse setup with an office component. The space is described as approximately 4,260 square feet of contiguous retail and warehouse area, plus a separate-entrance second-floor office. The warehouse portion features 12' ceilings, an exterior drive-in 10' roll top door, equipment cages, and three-phase electrical panels, supporting light distribution and day-to-day operations.
Located at 22 W Lincoln Ave in Mount Vernon, the property is positioned in a busy neighborhood business area with significant foot traffic. Public remarks also note access to multiple transit options, including walking distance to four bus lines and proximity to the Metro-North Train station, reported as 0.8 miles away.
From a tenant or buyer standpoint, the configuration is practical for businesses that need retail presence alongside warehouse functionality, with the second-floor office providing separate access from the ground-level operations. The on-site improvements listed for the warehouse portion help support efficient receiving and storage, while the combination layout can simplify workflow for operators requiring both customer-facing and distribution space in one location.
Located at 22 W Lincoln Ave in Mount Vernon, the property is positioned in a busy neighborhood business area with significant foot traffic. Public remarks also note access to multiple transit options, including walking distance to four bus lines and proximity to the Metro-North Train station, reported as 0.8 miles away.
From a tenant or buyer standpoint, the configuration is practical for businesses that need retail presence alongside warehouse functionality, with the second-floor office providing separate access from the ground-level operations. The on-site improvements listed for the warehouse portion help support efficient receiving and storage, while the combination layout can simplify workflow for operators requiring both customer-facing and distribution space in one location.
Key Highlights
- ±5,220 SF industrial light distribution plus retail space at 22 W Lincoln Ave in Mt. Vernon, NY
- Contiguous 4,260 SF retail and warehouse area with separate entrance office space on the 2nd floor
- Warehouse features 12' ceilings and a drive‑in 10' roll‑top door
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
$110,374
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
4.41%
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%
$2,207,480
$2.2M
Cap Rate 7%
$1,576,771
$1.6M
Cap Rate 9%
$1,226,378
$1.2M
Market Conditions
NOI Build-Up for 5,220 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
$181.7K $34.80/SF
− Vacancy
−$24.0K −$4.59/SF
EGI
$157.7K $30.21/SF
− OpEx
−$47.3K −$9.06/SF
NOI
$110.4K $21.14/SF
Area
Westchester County, NY
Vacancy
13.20%
Lease Rate
$34.80 /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%
$2,207,480
Cap Rate 7%
$1,576,771
Cap Rate 9%
$1,226,378
Alternative Uses
Best Use
Retail
$1.58M
$1.38M – $1.84M
NOI $110,374 @ 7.0% cap · market cap 4.41%
Second Best
Warehouse
$1.14M
$999.9K – $1.33M
NOI $79,994 @ 7.0% cap · market cap 3.20%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
12 ft
Clear height
1
Drive-in doors
Yes
Heavy power
Location Intelligence
Trade Area within ½ mile
2,720
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 10550, NY
41,137
Population
16,865
Households
2.4
Avg Household Size
38
Median Age
23%
College-Educated
82%
High-School Grad
2.0 sq mi
ZIP Area
20,569
Density / Sq Mi
$56,903
Median Household Income
$43,733
Median Earnings
$1,451
Median Rent
$482,600
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?
Flex space - Contiguous retail and warehouse area with office space supports flexible operations and on-site distribution needs.
Where is this flex space located?
The property is located at 22 W Lincoln Ave Mount Vernon, NY.
What is the asking price?
The asking price for this property is $2,500,000.
What are key features of this property?
This property features: ±5,220 SF industrial light distribution plus retail space at 22 W Lincoln Ave in Mt. Vernon, NY; Contiguous 4,260 SF retail and warehouse area with separate entrance office space on the 2nd floor; Warehouse features 12' ceilings and a drive‑in 10' roll‑top door
