Live-Work Space with Wellness
For Sale
$429,900
28 Hudson Street, Warrensburg, NY 12885
COMMERCIAL - Other - Warrensburg, NY
Property Size3,022 SF
Lot Size0.27 Acres
Price / SF$142.26
Days on Market47
Property Features for 28 Hudson Street
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning
Mixed
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking
8
Parking features
Garage, Off Street
Security features
Security System
Interior features
High Speed Internet, Solid Surface Counters, Built-in Features, Chair Rail, Crown Molding
Basement
Interior Entry, Full, Unfinished
Accessibility
Accessible Approach with Ramp
Lot features
Road Frontage, Level, Cleared, Garden, Irregular Lot, Landscaped
Elementary school
Warrensburg
High school
Warrensburg
Elementary school district
Warrensburg
Middle school district
Warrensburg
High school district
Warrensburg
Directions
Northway to Exit 23 Warrensburg. Take Route 9 (Main Street) towards Warrensburg. Left at Hudson intersection ( CR-40) for 1/4 mile. Property on right and has a sign.
Standard status
Active
APN
524000 211.9-4-18
Size
3,022 SF
Lot size
0.27 Acres
Taxes and HOA fees
Tax Annual Amount
5146
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Electric (Heating), Baseboard, Zoned, Hot Water(Heating)
Cooling system
Ductless, Window Unit(s), Wall Unit(s)
Water source
Public
Building Details
Year built
1930
Floors in Building
3
Flooring type
Wood, Hardwood, Laminate, Tile
Building materials
Block, Drywall, Vinyl Siding
Roof type
Metal, Slate, Asphalt
Architectural style
Other
Additional Structures
Workshop
Listing Agency:
Davies Davies & Associates Real Estate LLC
(518) 656-9068
Listed By:
Valerie Erceg · License #10401329957
(518) 361-2785
Added: Jul 6
Changed: Aug 4
Last Checked: Aug 21 at 7:06AM
MLS# 202621090
Copyright © 2026 Global MLS, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This live-work space offers flexible residential and commercial possibilities under a mixed zoning designation. The main level has operated as a wellness center, including a reception area, waiting room, and multiple private treatment rooms, supported by an interior layout that can accommodate a range of professional uses. The property is also set up for residential living, with the owner previously residing upstairs while the main level operated as the wellness space.
Built in 1930, the home includes features such as high-speed internet, solid surface counters, built-in features, chair rail, and crown molding. Construction materials include block with drywall and vinyl siding. Flooring includes tile, hardwood, wood, and laminate. Heating is provided via baseboard, radiant, and electric options with zoned hot water, along with cooling through window unit(s), ductless systems, and wall unit(s).
Additional practical details include slate, metal, and asphalt roofing, public water and public sewer service, off-street parking with a garage, and an accessible approach with a ramp.
Built in 1930, the home includes features such as high-speed internet, solid surface counters, built-in features, chair rail, and crown molding. Construction materials include block with drywall and vinyl siding. Flooring includes tile, hardwood, wood, and laminate. Heating is provided via baseboard, radiant, and electric options with zoned hot water, along with cooling through window unit(s), ductless systems, and wall unit(s).
Additional practical details include slate, metal, and asphalt roofing, public water and public sewer service, off-street parking with a garage, and an accessible approach with a ramp.
Key Highlights
- Mixed zoning supports residential and commercial use flexibility
- Main level wellness center layout with reception area, waiting room, and multiple private treatment rooms
- Built in 1930 with 3,022 SF total building area
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
Single-tenant
Tenancy
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 - Mixed-zoned live-work property with an established wellness center layout, treatment rooms, and public utilities.
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: Mixed zoning supports residential and commercial use flexibility; Main level wellness center layout with reception area, waiting room, and multiple private treatment rooms; Built in 1930 with 3,022 SF total building area
