Fully Renovated Mixed-Use
For Sale
$1,075,000
2410 Boston Post Road, Larchmont, NY 10538
Fully renovated mixed-use building with two ground-level office units and two residential units.
Property Size4,500 SF
Days on Market32
Property Features for 2410 Boston Post Road
General Information
Standard status
Active
Size
4,500 SF
Property subtype
Commercial
Units
Multifamily Units
2
Office Units
2
Additional Details
Cap Rate
7%
Traffic Count
20,000 vehicles/day
Taxes and HOA fees
Annual Taxes
$18,108
Building Details
Building Size
4,500 SF
Year Built
1920
Buildings
1
Stories
2
Units
4
Listing Agency:
Comres Realty Group LLC
(917) 567-6544
Listed By:
Endrit A. Haxhiu
(917) 567-6544
Source:
Cohenandcohenrealty
Added: Jul 23
Changed: Aug 23
Last Checked: Aug 23 at 10:09AM
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.
Fully renovated mixed-use property at 2410 Boston Post Rd, Larchmont, NY, offering a combined residential and office setup. The building includes two residential units: a front two-bedroom unit with two full bathrooms and approximately 1,100 sq ft, and a rear one-bedroom unit with one full bathroom and approximately 950 sq ft. There are also two ground-level office units: a front office of approximately 825 sq ft that is currently tenant-occupied, and a rear office of approximately 975 sq ft plus an additional approximately 825 sq ft finished basement that will be delivered vacant.
The property is located along a high-traffic corridor with over 20,000 vehicles passing daily. Street parking is available, and the area is described as walkable (Walk Score 90).
This offering is presented with current and pro forma cap rate figures of 7% and over 8.5%, respectively, and includes apartment and office space in a fully renovated condition.
The property is located along a high-traffic corridor with over 20,000 vehicles passing daily. Street parking is available, and the area is described as walkable (Walk Score 90).
This offering is presented with current and pro forma cap rate figures of 7% and over 8.5%, respectively, and includes apartment and office space in a fully renovated condition.
Key Highlights
- Fully renovated mixed‑use building (Year Built 1920) with 2 ground‑level commercial office units and 2 residential units
- Includes (2) residential units: approx. 1,100 SF 2BR/2BA front unit and approx. 950 SF 1BR/1BA rear unit
- Commercial/office units: approx. 825 SF front office (tenant‑occupied) plus approx. 975 SF rear office with an additional 825 SF finished basement (to be delivered vacant)
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
$87,651
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
8.15%
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%
$1,753,020
$1.8M
Cap Rate 7%
$1,252,157
$1.3M
Cap Rate 9%
$973,900
$973.9K
Market Conditions
NOI Build-Up for 4,500 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
$133.9K $29.76/SF
− Vacancy
−$8.7K −$1.93/SF
EGI
$125.2K $27.83/SF
− OpEx
−$37.6K −$8.35/SF
NOI
$87.7K $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%
$1,753,020
Cap Rate 7%
$1,252,157
Cap Rate 9%
$973,900
Alternative Uses
Best Use
Multifamily LT 5
$1.25M
$1.10M – $1.46M
NOI $87,651 @ 7.0% cap · market cap 8.15%
Second Best
Apartment 5plus
$1.10M
$964.8K – $1.29M
NOI $77,183 @ 7.0% cap · market cap 7.18%
Theoretical Best
Retail
$1.36M
$1.19M – $1.59M
NOI $95,150 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Office units
2
Residential units
20,000 VPD
Traffic count
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 - Fully renovated mixed-use building with two ground-level office units and two residential 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: Fully renovated mixed‑use building (Year Built 1920) with 2 ground‑level commercial office units and 2 residential units; Includes (2) residential units: approx. 1,100 SF 2BR/2BA front unit and approx. 950 SF 1BR/1BA rear unit; Commercial/office units: approx. 825 SF front office (tenant‑occupied) plus approx. 975 SF rear office with an additional 825 SF finished basement (to be delivered vacant)
