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    Hillsdale Mixed-Use Commercial Building Title is generated by Realmo AI

    2657 State Route 23, Hillsdale, NY 12529

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    Claim this Listing
    For Sale
    $595,000

    Renovated 1790s building zoned for residential and commercial use.

    Type:Commercial
    Property size:
    2,057 SF
    Lot size:
    0.28 Acres
    Price / SF:
    $289/SF
    Added:
    Sep 10, 2025
    Days on Market:
    268
    Last Refresh:
    Apr 5 at 9:11 pm

    Property Features for 2657 State Route 23

    General Information

    Standard status
    Active
    Size
    2,057 SF
    Lot size
    0.28 Acres
    Property subtype
    Commercial

    Building Details

    Year Built
    1780

    We can help!

    Listing Contact
    JOHN BARBATO

    Listing agent JOHN BARBATO

    Listing office COMPASS, HILLSDALE

    Listing date Sep 10, 2025

    Source Corcoran

    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 COMPASS, HILLSDALE

    HighLights

    • Prime location on Main Street at the intersection of state routes 22 and 23, between Hudson, NY and Great Barrington, MA.
    • Zoned for both residential and commercial use, offering flexibility for living and working.
    • Thoughtfully renovated while retaining original 1790's features, including wide‑plank wood floors, antique glass windows, and two original fireplaces.
    • Spacious and private backyard with access to additional land for substantial parking.
    • Modern amenities include Bosch appliances, propane fueled central heat and air, and a walk‑out basement.
    • Close proximity to local amenities and the Harlem Valley Rail Trail, providing convenient access and foot traffic.

    Overview

    This prominent commercial building is located on Main Street in Hillsdale, New York, at the intersection of state routes 22 and 23, between Hudson and Great Barrington. The property is zoned for both residential and commercial use. The building has been renovated while retaining its original 1790s features, including restored wide-plank wood floors, antique glass windows, and two original fireplaces. The first floor includes five large rooms, a mud room, a kitchen with Bosch appliances, a breakfast bar, a walk-in pantry, a central stair hall, and a full bathroom. The second floor features a large center hall, three large rooms, a full bathroom, and additional storage space. The property has a full walk-out basement with a brick floor. Propane-fueled central heat and air are installed throughout the building. The property includes a spacious and private backyard with access to additional land suitable for parking. The property is suitable for a retail boutique, café, or restaurant. The building is located near a grocery store, post office, hardware store, wine shop, retail shops, hair salon, diner, brewery, and a historic tavern. The Harlem Valley Rail Trail is nearby.

    Local Financial Insights For Specialty Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $44.4k $21.60
    − Vacancy −$4.6k −$2.25
    EGI $39.8k $19.35
    − OpEx −$10.0k −$4.84
    NOI $29.9k $14.52
    2,057 SF · lease $21.60/SF/yr · vacancy 10.40% · expense 25.00%

    Alternative Uses

    Best Use
    Specialty Retail
    $426.5K
    $373.2K – $497.6K (±1% cap)
    NOI $29,858 @ 7.0% cap · market cap 5.02%
    Second Best
    Office B
    $371.3K
    $324.9K – $433.2K (±1% cap)
    NOI $25,992 @ 7.0% cap · market cap 4.37%
    Theoretical Best
    Office A
    $508.9K
    $445.3K – $593.7K (±1% cap)
    NOI $35,624 @ 7.0% cap · market cap 5.99%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Storefront properties

    Suggested Use

    Real Estate Agency Restaurant Law Firm Building Supply Dental Office Big Box & Wholesale Store Auto Repair Shop Department Store Hotel & Motel Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Hillsdale
    County
    Columbia
    State
    New York
    Longitude
    -73.5206
    Latitude
    42.1802

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    FAQs

    What type of property is this?
    Mixed-use property - Renovated 1790s building zoned for residential and commercial use.
    Where is this mixed-use property located?
    The property is located at 2657 State Route 23 Hillsdale, NY.
    What is the asking price?
    The asking price for this property is $595,000.
    What are key features of this property?
    This property features: Prime location on Main Street at the intersection of state routes 22 and 23, between Hudson, NY and Great Barrington, MA.; Zoned for both residential and commercial use, offering flexibility for living and working.; Thoughtfully renovated while retaining original 1790's features, including **wide‑plank wood floors, antique glass windows, and two original fireplaces.**
    (914) 327-2777
    We can help!
    Listing Contact
    JOHN BARBATO
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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    2657 State Route 23, Hillsdale, NY 12529
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