Historic Building with Modern
For Sale
$1,400,000
282 S Broadway, Nyack, NY 10960
Iconic South Nyack building with retail and service potential.
Property Size2,996 SF
Lot Size0.39 Acres
Days on Market152
Property Features for 282 S Broadway
General Information
Standard status
Active
Size
2,996 SF
Lot size
0.39 Acres
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$24,529
Building Details
Building Size
2,996 SF
Year Built
1905
Stories
2
Listing Agency:
Roundhouse Properties LLC
(917) 743-7997
Listed By:
Wilson Vasquez · License #10491201574
(917) 743-7997
Source:
Elliman
Added: Mar 11
Changed: Aug 8
Last Checked: Aug 8 at 12:21PM
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 Roundhouse Properties LLC
Investment Insights
Based on property information with market context.
This commercial property, formerly the South Nyack Village Hall, is located in the heart of South Nyack. The building currently houses a coffee shop and bicycle retail/repair business. It features high visibility on South Broadway and blends historic architecture with contemporary use. The well-maintained structure includes classic architectural details, oversized windows, and high ceilings that provide natural light. The interior features an open and flexible floor plan suitable for both retail and service-based business operations. The current layout includes a cafe space with seating, a functioning kitchen area, and a large retail/workshop area on the second floor. The building is zoned for commercial use and includes off-street parking and a basement for storage. Modernized systems have been installed while preserving its historic integrity.
Key Highlights
- High‑visibility location on South Broadway in the heart of South Nyack
- Unique blend of historic architecture and modern commercial use
- Currently operating as a thriving coffee shop and bicycle retail/repair business
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
$42,191
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
3.01%
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%
$843,820
$843.8K
Cap Rate 7%
$602,729
$602.7K
Cap Rate 9%
$468,789
$468.8K
Market Conditions
NOI Build-Up for 2,996 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
$62.9K $21.00/SF
− Vacancy
−$2.6K −$0.88/SF
EGI
$60.3K $20.12/SF
− OpEx
−$18.1K −$6.04/SF
NOI
$42.2K $14.08/SF
Area
Rockland County, NY
Vacancy
4.20%
Lease Rate
$21.00 /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%
$843,820
Cap Rate 7%
$602,729
Cap Rate 9%
$468,789
Alternative Uses
Best Use
Specialty Retail
$1.98M
$1.73M – $2.31M
NOI $138,662 @ 7.0% cap · market cap 9.90%
Second Best
Retail
$602.7K
$527.4K – $703.2K
NOI $42,191 @ 7.0% cap · market cap 3.01%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
455
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 10960, NY
14,680
Population
6,680
Households
2.2
Avg Household Size
44
Median Age
63%
College-Educated
95%
High-School Grad
4.7 sq mi
ZIP Area
3,123
Density / Sq Mi
$126,404
Median Household Income
$69,067
Median Earnings
$2,148
Median Rent
$662,600
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Coffee shop - Iconic South Nyack building with retail and service potential.
Where is this coffee shop located?
The property is located at 282 S Broadway Nyack, NY.
What is the asking price?
The asking price for this property is $1,400,000.
What are key features of this property?
This property features: High‑visibility location on South Broadway in the heart of South Nyack; Unique blend of historic architecture and modern commercial use; Currently operating as a thriving coffee shop and bicycle retail/repair business
