Live-Work Building with Wellness
For Sale
$429,900
28 Hudson Street, Warrensburg, NY 12885
Flexible live-work property with reception, waiting, and multiple private treatment rooms plus an updated eat-in kitchen.
Property Size3,022 SF
Price / SF$142.26
Days on Market74
Property Features for 28 Hudson Street
General Information
Standard status
Active
Size
3,022 SF
Property subtype
Commercial
Additional Details
Business Included
Yes
Amenities
Accessible Approach with Ramp
Building Details
Year Built
1930
Listing Agency:
Davies-Davies & Assoc Real Est
(518) 361-2785
Listed By:
Valerie Erceg · License #10401329957
(518) 639-4663
Source:
Signatureonerealtygroup
Added: Jun 13
Changed: Aug 24
Last Checked: Aug 23 at 7:48AM
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 Davies-Davies & Assoc Real Est
Investment Insights
Based on property information with market context.
28 Hudson is a versatile live-work property zoned for both residential and commercial use. The existing configuration includes a commercial wellness setup with a reception area, waiting room, and multiple private treatment rooms, while the upper level has been used as a residence by the owner.
The main level wellness space has operated successfully for several years, and the seller indicates the ability to include professional furnishings, dedicated fixtures, and select equipment for buyers who want to continue operating as a wellness center. The residential portion features a beautifully updated eat-in kitchen with newer appliances, quartz countertops, and a center island.
The layout supports multiple operating models, including continuing the current wellness center use, combining residential and commercial occupancy, or leasing both levels as residential units. The property can also be converted back into a single-family home, per the provided description.
The main level wellness space has operated successfully for several years, and the seller indicates the ability to include professional furnishings, dedicated fixtures, and select equipment for buyers who want to continue operating as a wellness center. The residential portion features a beautifully updated eat-in kitchen with newer appliances, quartz countertops, and a center island.
The layout supports multiple operating models, including continuing the current wellness center use, combining residential and commercial occupancy, or leasing both levels as residential units. The property can also be converted back into a single-family home, per the provided description.
Key Highlights
- Built in 1930 with flexible residential and commercial zoning for mixed‑use living and business or rental scenarios
- Main level has a reception area, waiting room, and multiple private treatment rooms suited for professional services
- Updated eat‑in kitchen on the main level with newer appliances, quartz countertops, and a center island
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
$37,533
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
8.73%
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%
$750,660
$750.7K
Cap Rate 7%
$536,186
$536.2K
Cap Rate 9%
$417,033
$417.0K
Market Conditions
NOI Build-Up for 3,022 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
$65.3K $21.60/SF
− Vacancy
−$5.2K −$1.73/SF
EGI
$60.1K $19.87/SF
− OpEx
−$22.5K −$7.45/SF
NOI
$37.5K $12.42/SF
Area
Warren County, NY
Vacancy
8.00%
Lease Rate
$21.60 /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%
$750,660
Cap Rate 7%
$536,186
Cap Rate 9%
$417,033
Alternative Uses
Best Use
Office B
$668.3K
$584.8K – $779.7K
NOI $46,781 @ 7.0% cap · market cap 10.88%
Second Best
Mixed Use
$536.2K
$469.2K – $625.6K
NOI $37,533 @ 7.0% cap · market cap 8.73%
Theoretical Best
Office A
$904.5K
$791.5K – $1.06M
NOI $63,317 @ 7.0% cap · market cap 14.73%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Turnkey business
Opportunity
Location Intelligence
Trade Area within ½ mile
372
Businesses Nearby
Explore this area
Business Placement
Demographics for 12885, NY
4,371
Population
2,724
Households
1.6
Avg Household Size
46
Median Age
17%
College-Educated
84%
High-School Grad
80.3 sq mi
ZIP Area
54
Density / Sq Mi
$65,454
Median Household Income
$49,245
Median Earnings
$1,042
Median Rent
$149,000
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?
Live-work space - Flexible live-work property with reception, waiting, and multiple private treatment rooms plus an updated eat-in kitchen.
Where is this live-work space located?
The property is located at 28 Hudson Street Warrensburg, NY.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: Built in 1930 with flexible residential and commercial zoning for mixed‑use living and business or rental scenarios; Main level has a reception area, waiting room, and multiple private treatment rooms suited for professional services; Updated eat‑in kitchen on the main level with newer appliances, quartz countertops, and a center island
