Mixed-Use Building with Retail
For Sale
$795,000
3 Grandview Avenue, Nanuet, NY 10954
The existing layout includes a cosmetics studio, salon area, apartment, and separate storage room.
Property Size2,004 SF
Price / SF$396.71
Days on Market190
Property Features for 3 Grandview Avenue
General Information
Standard status
Active
Size
2,004 SF
Total Parking Spaces
7
Property subtype
Commercial
Zoning
02
Site & Location
Highway Access
Yes
Road Access
Yes
Mixed-Use Components
retail, residential
Additional Details
Multifamily Units
1
Taxes and HOA fees
Annual Taxes
$16,241
Building Details
Building Size
2,004 SF
Year Built
1950
Buildings
1
Stories
1
Units
3
Listing Agency:
Keller Williams Hudson Valley
(845) 639-0300
Listed By:
Stephanie Ferrante-Hirsch
(845) 304-4817
Source:
Croninreale
Added: Apr 18
Changed: Oct 23
Last Checked: Oct 23 at 4:02PM
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 Keller Williams Hudson Valley
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Investment Insights
Based on property information with market context.
Built in 1950, this 2,004-square-foot mixed-use property contains a cosmetics retail studio with an associated salon area, a residential apartment, and an additional room used for storage. The studio has a powder room, and the building includes two full bathrooms. Its established occupancy combines retail and residential uses and is described as non-conforming. Approximately seven cars can park in the driveway and front lot.
The property sits just off Route 59, across from the southeast entrance to the NYS Thruway. Recent work includes a roof replacement in 2023, a hot water heater installed in 2025, and interior painting in 2020; the dates are approximate. Zoning is listed as 02.
The property sits just off Route 59, across from the southeast entrance to the NYS Thruway. Recent work includes a roof replacement in 2023, a hot water heater installed in 2025, and interior painting in 2020; the dates are approximate. Zoning is listed as 02.
Key Highlights
- 2,004‑square‑foot mixed‑use property built in 1950
- Existing configuration includes cosmetics retail, a salon area, an apartment, and a separate storage room
- Approx. 7‑car parking in the driveway and front lot
Financial Insights
Estimated NOI and Cap Rate
NOI / Yr
$28,222
Cap Rate
3.55%
Suggested Prices Based on Cap Rates
Cap Rate 5%
$564,440
$564.4K
Cap Rate 7%
$403,171
$403.2K
Cap Rate 9%
$313,578
$313.6K
Market Conditions
NOI Build-Up for 2,004 SF
Gross rent
$42.1K $21.00/SF
− Vacancy
−$1.8K −$0.88/SF
EGI
$40.3K $20.12/SF
− OpEx
−$12.1K −$6.04/SF
NOI
$28.2K $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 Rate 5%
$564,440
Cap Rate 7%
$403,171
Cap Rate 9%
$313,578
Alternative Uses
Best Use
Retail
$403.2K
$352.8K – $470.4K
NOI $28,222 @ 7.0% cap · market cap 3.55%
Second Best
Mixed Use
$234.3K
$205.0K – $273.4K
NOI $16,401 @ 7.0% cap · market cap 2.06%
Theoretical Best
Specialty Retail
$1.32M
$1.16M – $1.55M
NOI $92,750 @ 7.0% cap · market cap 11.67%
Zoning and permitted uses should be independently verified with authorities.
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Current Use
Lease Details
1
Residential units
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,155
Businesses Nearby
329k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 73%
Shops & Services 13%
Dining 11%
Hotels & Casinos 2%
Costco Wholesale
Superstores
135,456 visits/mo
0.5 miles
Target
Superstores
103,974 visits/mo
0.4 miles
Burger King
Dining
23,311 visits/mo
0.4 miles
Wells Fargo
Shops & Services
18,033 visits/mo
0.4 miles
Exxon
Shops & Services
10,328 visits/mo
0.4 miles
Demographics for 10954, NY
24,248
Population
10,041
Households
2.4
Avg Household Size
44
Median Age
47%
College-Educated
90%
High-School Grad
6.9 sq mi
ZIP Area
3,514
Density / Sq Mi
$112,927
Median Household Income
$55,985
Median Earnings
$2,184
Median Rent
$502,300
Median Home Value
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Market
Vacancy Rate% for Retail in Northeast region
Frequently Asked Questions
What type of property is this?
Mixed-use property - The existing layout includes a cosmetics studio, salon area, apartment, and separate storage room.
Where is this mixed-use property located?
The property is located at 3 Grandview Avenue Nanuet, NY.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: 2,004‑square‑foot mixed‑use property built in 1950; Existing configuration includes cosmetics retail, a salon area, an apartment, and a separate storage room; Approx. 7‑car parking in the driveway and front lot
