Historic Professional Office
For Sale
Contact for pricing
291 Main Street, Beacon, NY 12508
Five private workrooms and a shared reception area occupy the second floor of a downtown Beacon building.
Property Size4,000 SF
Price / SF$0.88
Days on Market19
Property Features for 291 Main Street
General Information
Standard status
Active
Size
4,000 SF
Property subtype
Office
Additional Details
Floor
2
Public Transit
Yes
Property Use
Office
Amenities
controlled access
security alarm
video buzzer entry
Building Details
Year Built
1907
Listing Agency:
Neil Charles Real Estate
Listed By:
Ann Stettner · License #10401201931
(917) 660-3266
Source:
Neilcharlesrealestate
Added: Oct 12
Changed: Oct 30
Last Checked: Oct 30 at 2:02AM
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 Neil Charles Real Estate
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Investment Insights
Based on property information with market context.
At 291 Main Street, this second-floor professional office suite offers approximately 1,000 SF within Beacon’s historic Telephone Building, constructed in 1907. The plan includes five private offices, a reception and common area, and individual interior locks. Tall ceilings, oversized windows, original oak detailing and doors, and commercial carpeting contribute to the interior character. Brett Street-side windows look toward Mount Beacon.
Building access includes a security alarm and video buzzer entry. Free street parking is available nearby on Main Street and Brett Street, and Beacon’s free loop bus links the Metro-North station with Main Street. Water is paid by the landlord; the tenant covers electricity and a proportional share of gas for radiator heat. Signage is limited to approved logo placement and a notice display. The minimum lease term is five years, with availability beginning 11/1/26; intended use is subject to verification with the landlord and City.
Building access includes a security alarm and video buzzer entry. Free street parking is available nearby on Main Street and Brett Street, and Beacon’s free loop bus links the Metro-North station with Main Street. Water is paid by the landlord; the tenant covers electricity and a proportional share of gas for radiator heat. Signage is limited to approved logo placement and a notice display. The minimum lease term is five years, with availability beginning 11/1/26; intended use is subject to verification with the landlord and City.
Key Highlights
- Approximately 1,000 SF of professional office space on the second floor
- Five private offices, each with an interior lock, plus reception and common space
- Historic Telephone Building dates to 1907
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$64,022
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,280,440
$1.3M
Cap Rate 7%
$914,600
$914.6K
Cap Rate 9%
$711,356
$711.4K
Market Conditions
NOI Build-Up for 4,000 SF
Gross rent
$109.4K $27.36/SF
− Vacancy
−$24.1K −$6.02/SF
EGI
$85.4K $21.34/SF
− OpEx
−$21.3K −$5.34/SF
NOI
$64.0K $16.01/SF
Area
Dutchess County, NY
Vacancy
22.00%
Lease Rate
$27.36 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap Rate 5%
$1,280,440
Cap Rate 7%
$914,600
Cap Rate 9%
$711,356
Alternative Uses
Best Use
Office B
$914.6K
$800.3K – $1.07M
NOI $64,022 @ 7.0% cap · market cap 1,829.20%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.20M
$1.05M – $1.40M
NOI $84,285 @ 7.0% cap · market cap 2,408.14%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Location Intelligence
Trade Area within ½ mile
1,278
Businesses Nearby
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Business Placement
Demographics for 12508, NY
19,537
Population
8,798
Households
2.2
Avg Household Size
43
Median Age
41%
College-Educated
86%
High-School Grad
14.4 sq mi
ZIP Area
1,357
Density / Sq Mi
$88,510
Median Household Income
$59,498
Median Earnings
$1,700
Median Rent
$401,500
Median Home Value
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Market
Vacancy Rate% for Office in Northeast region
Frequently Asked Questions
What type of property is this?
Office unit - Five private workrooms and a shared reception area occupy the second floor of a downtown Beacon building.
Where is this office unit located?
The property is located at 291 Main Street Beacon, NY.
What are key features of this property?
This property features: Approximately 1,000 SF of professional office space on the second floor; Five private offices, each with an interior lock, plus reception and common space; Historic Telephone Building dates to 1907
