Renovated Mixed-Use
For Sale
$1,075,000
2410 Boston Post Road, Larchmont, NY 10538
Includes residential apartments and ground-level office units.
Property Size4,500 SF
Price / SF$405.66
Days on Market39
Property Features for 2410 Boston Post Road
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Residential Income
Additional Details
Office Units
2
Taxes and HOA fees
Annual Taxes
$18,108
Building Details
Building Size
4,500 SF
Year Built
1920
Buildings
1
Units
4
Tenancy
Multi
Listing Agency:
Comres Realty Group LLC
(917) 567-6544
Listed By:
Endrit A. Haxhiu
(917) 567-6544
Source:
Mahlerrealty
Added: Jul 24
Changed: Aug 28
Last Checked: Aug 28 at 11:29AM
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 Comres Realty Group LLC
Investment Insights
Based on property information with market context.
Located at 2410 Boston Post Road in Larchmont, this mixed-use property combines two residential apartments with two ground-level office units. The front apartment offers approximately 1,100 square feet, two bedrooms, and two full bathrooms. The rear apartment includes approximately 950 square feet, two bedrooms, and one full bathroom.
Commercial space consists of an approximately 850-square-foot front office that is currently tenant-occupied and a rear office measuring approximately 975 square feet with an 825-square-foot finished basement, to be delivered vacant. Renovation work has updated the property throughout. The site is positioned along a corridor with reported daily traffic exceeding 20,000 vehicles and includes street parking. Shops, transportation, and community amenities are within walking distance. The property was built in 1920.
Commercial space consists of an approximately 850-square-foot front office that is currently tenant-occupied and a rear office measuring approximately 975 square feet with an 825-square-foot finished basement, to be delivered vacant. Renovation work has updated the property throughout. The site is positioned along a corridor with reported daily traffic exceeding 20,000 vehicles and includes street parking. Shops, transportation, and community amenities are within walking distance. The property was built in 1920.
Key Highlights
- Two residential units: each has 2 bedrooms; front unit has 2 full bathrooms and rear unit has 1 full bathroom
- Front apartment measures Approx. 1,100 sq ft; rear apartment measures Approx. 950 sq ft
- Two ground‑level office units, including an Approx. 850 sq ft front office
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
$51,616
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
4.80%
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%
$1,032,320
$1.0M
Cap Rate 7%
$737,371
$737.4K
Cap Rate 9%
$573,511
$573.5K
Market Conditions
NOI Build-Up for 2,650 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
$78.9K $29.76/SF
− Vacancy
−$5.1K −$1.93/SF
EGI
$73.7K $27.83/SF
− OpEx
−$22.1K −$8.35/SF
NOI
$51.6K $19.48/SF
Area
Westchester County, NY
Vacancy
6.50%
Lease Rate
$29.76 /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%
$1,032,320
Cap Rate 7%
$737,371
Cap Rate 9%
$573,511
Alternative Uses
Best Use
Multifamily LT 5
$737.4K
$645.2K – $860.3K
NOI $51,616 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$649.3K
$568.2K – $757.5K
NOI $45,452 @ 7.0% cap · market cap 4.23%
Theoretical Best
Retail
$800.5K
$700.4K – $933.9K
NOI $56,033 @ 7.0% cap · market cap 5.21%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,173
Businesses Nearby
Explore this area
Business Placement
Demographics for 10538, NY
18,318
Population
7,017
Households
2.6
Avg Household Size
41
Median Age
82%
College-Educated
98%
High-School Grad
3.5 sq mi
ZIP Area
5,234
Density / Sq Mi
$186,555
Median Household Income
$96,742
Median Earnings
$2,115
Median Rent
$1,185,300
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 - Includes residential apartments and ground-level office units.
Where is this mixed-use property located?
The property is located at 2410 Boston Post Road Larchmont, NY.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: Two residential units: each has 2 bedrooms; front unit has 2 full bathrooms and rear unit has 1 full bathroom; Front apartment measures Approx. 1,100 sq ft; rear apartment measures Approx. 950 sq ft; Two ground‑level office units, including an Approx. 850 sq ft front office
