Mixed-Use Office Building with
For Sale
$695,000
231 Clinton Avenue, Kingston, NY 12401
Multi-suite layout includes private entrances, shared support areas, rear parking, and flexible residential and commercial zoning.
Property Size3,912 SF
Days on Market9
Property Features for 231 Clinton Avenue
General Information
Standard status
Active
Size
3,912 SF
Property subtype
Mixed Use
Taxes and HOA fees
Annual Taxes
$19,327
Building Details
Building Size
3,912 SF
Year Built
1900
Listing Agency:
Berardi Realty
(845) 201-1111
Listed By:
Gregory Berardi · License #10311209045
Source:
Berardirealty
Added: Aug 12
Changed: Aug 19
Last Checked: Aug 19 at 3:14PM
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 Berardi Realty
Investment Insights
Based on property information with market context.
This mixed-use property provides just under 4,000 square feet of finished space across the first and second floors. The layout includes a separately accessed two-level office suite with a reception area, half bath, and two upper-level offices. Four additional second-floor offices share a waiting room and full bath. A current anchor tenant occupies part of the first floor, with approximately one year remaining on the lease.
The property includes rear parking for approximately 12 vehicles, a full dry basement, and a stair-accessible attic suitable for storage. Building improvements include a newer heating system, hot water heater, updated electrical service, a newer roof, and hallway sprinklers. Zoning supports single-family, apartment, and commercial uses, providing a range of occupancy options.
The property includes rear parking for approximately 12 vehicles, a full dry basement, and a stair-accessible attic suitable for storage. Building improvements include a newer heating system, hot water heater, updated electrical service, a newer roof, and hallway sprinklers. Zoning supports single-family, apartment, and commercial uses, providing a range of occupancy options.
Key Highlights
- Just under 4,000 square feet of finished space on the first and second floors
- Rear parking for +/- 12 vehicles
- Two‑level office suite with private entrance, reception area, 1/2 bath, and two offices
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
$41,369
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
5.95%
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%
$827,380
$827.4K
Cap Rate 7%
$590,986
$591.0K
Cap Rate 9%
$459,656
$459.7K
Market Conditions
NOI Build-Up for 3,912 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
$70.4K $18.00/SF
− Vacancy
−$4.2K −$1.08/SF
EGI
$66.2K $16.92/SF
− OpEx
−$24.8K −$6.34/SF
NOI
$41.4K $10.58/SF
Area
Ulster County, NY
Vacancy
6.00%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
37.50%
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%
$827,380
Cap Rate 7%
$590,986
Cap Rate 9%
$459,656
Alternative Uses
Best Use
Office B
$1.10M
$960.5K – $1.28M
NOI $76,841 @ 7.0% cap · market cap 11.06%
Second Best
Mixed Use
$591.0K
$517.1K – $689.5K
NOI $41,369 @ 7.0% cap · market cap 5.95%
Theoretical Best
Multifamily LT 5
$36.58M
$32.01M – $42.68M
NOI $2,560,887 @ 7.0% cap · market cap 368.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
2,005
Businesses Nearby
Explore this area
Business Placement
Demographics for 12401, NY
35,493
Population
16,914
Households
2.1
Avg Household Size
42
Median Age
32%
College-Educated
89%
High-School Grad
58.9 sq mi
ZIP Area
603
Density / Sq Mi
$67,426
Median Household Income
$42,503
Median Earnings
$1,300
Median Rent
$285,700
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Multi-suite layout includes private entrances, shared support areas, rear parking, and flexible residential and commercial zoning.
Where is this mixed-use property located?
The property is located at 231 Clinton Avenue Kingston, NY.
What is the asking price?
The asking price for this property is $695,000.
What are key features of this property?
This property features: Just under 4,000 square feet of finished space on the first and second floors; Rear parking for +/- 12 vehicles; Two‑level office suite with private entrance, reception area, 1/2 bath, and two offices
