Victorian Mixed-Use
For Sale
$539,000
26 FIRE HOUSE ROAD, Big Indian, NY 12410
Historic primary residence with a renovated apartment, garage-level utility, and separate electric service for each structure.
Property Size2,657 SF
Lot Size0.78 Acres
Days on Market50
Property Features for 26 FIRE HOUSE ROAD
General Information
Standard status
Active
Size
2,657 SF
Lot size
0.78 Acres
Property subtype
Retail
Additional Details
Utilities to Site
Yes
Building Details
Building Size
2,657 SF
Year Built
1900
Buildings
2
Construction
Victorian
Listing Agency:
Coldwell Banker Timberland Properties
Listed By:
Susan Lennon · License #10401350959
Source:
Commercialcafe
Added: Jul 13
Changed: Aug 31
Last Checked: Aug 31 at 1:33PM
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 Coldwell Banker Timberland Properties
Investment Insights
Based on property information with market context.
This mixed-use property combines a 1,848-square-foot Victorian residence with a separately positioned 809 SF apartment above an 809 SF garage. The 2.5-story main home retains original hardwood floors, natural woodwork, high ceilings, tall windows, three upstairs bedrooms, two adjoining sitting rooms, and a clawfoot-tub bathroom with a tin ceiling. A 279 SF attic has new flooring and walk-up access. The apartment includes two bedrooms, one bathroom, updated kitchen and bath fixtures, a stainless steel propane stove, refinished floors, dedicated laundry, and a deck oriented toward the stream.
The garage level provides a half bathroom and electric service, supporting the property's stated live/work configuration. Both structures have 200-amp electric service, and the property occupies 0.78 acres with a year-round stream and mountain views. Improvements include newer windows, siding, gutters, a well pump, and pressure tank, while the roofs are approximately 10 years old. The property is near Belleayre Mountain, Peekamoose Restaurant, Phoenicia Diner, and Esopus Creek, with Hunter, Windham, and Plattekill ski areas within a short drive.
The garage level provides a half bathroom and electric service, supporting the property's stated live/work configuration. Both structures have 200-amp electric service, and the property occupies 0.78 acres with a year-round stream and mountain views. Improvements include newer windows, siding, gutters, a well pump, and pressure tank, while the roofs are approximately 10 years old. The property is near Belleayre Mountain, Peekamoose Restaurant, Phoenicia Diner, and Esopus Creek, with Hunter, Windham, and Plattekill ski areas within a short drive.
Key Highlights
- 1,848 sq. ft. Victorian main home with 2.5 stories, 3 bedrooms, original hardwood floors, natural woodwork, and tall windows
- Separate 809 SF renovated apartment with 2 bedrooms, 1 bathroom, dedicated laundry, and a stream‑view deck
- 809 SF garage with half bath and electric service for studio, workshop, or small‑business use
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
$28,098
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
5.21%
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%
$561,960
$562.0K
Cap Rate 7%
$401,400
$401.4K
Cap Rate 9%
$312,200
$312.2K
Market Conditions
NOI Build-Up for 2,657 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
$47.8K $18.00/SF
− Vacancy
−$2.9K −$1.08/SF
EGI
$45.0K $16.92/SF
− OpEx
−$16.9K −$6.34/SF
NOI
$28.1K $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%
$561,960
Cap Rate 7%
$401,400
Cap Rate 9%
$312,200
Alternative Uses
Best Use
Apartment 5plus
$21.64M
$18.94M – $25.25M
NOI $1,514,816 @ 7.0% cap · market cap 281.04%
Second Best
Office B
$745.6K
$652.4K – $869.8K
NOI $52,190 @ 7.0% cap · market cap 9.68%
Theoretical Best
Multifamily LT 5
$24.85M
$21.74M – $28.99M
NOI $1,739,334 @ 7.0% cap · market cap 322.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
13
Businesses Nearby
Explore this area
Business Placement
Demographics for 12410, NY
416
Population
559
Households
0.7
Avg Household Size
53
Median Age
41%
College-Educated
98%
High-School Grad
50.8 sq mi
ZIP Area
8
Density / Sq Mi
$31,033
Median Household Income
$252,200
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 - Historic primary residence with a renovated apartment, garage-level utility, and separate electric service for each structure.
Where is this mixed-use property located?
The property is located at 26 FIRE HOUSE ROAD Big Indian, NY.
What is the asking price?
The asking price for this property is $539,000.
What are key features of this property?
This property features: 1,848 sq. ft. Victorian main home with 2.5 stories, 3 bedrooms, original hardwood floors, natural woodwork, and tall windows; Separate 809 SF renovated apartment with 2 bedrooms, 1 bathroom, dedicated laundry, and a stream‑view deck; 809 SF garage with half bath and electric service for studio, workshop, or small‑business use
