Building Details

Building Size 1,190 SF

Listing Agency: KW Hudson Valley United j***@kw.com Show Phone

Listed By: Joseph J. Rubeo · License #10301215547 Show Phone

Source: Cornerstonemyhome

Added: Jun 30 Changed: Aug 29 Last Checked: Aug 25 at 9:14AM

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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 KW Hudson Valley United

Investment Insights

Based on property information with market context.

This offering combines the property with an operating neighborhood deli that has served the community for more than 15 years. The business provides breakfast, lunch, and dinner, along with household products, beer, lottery services, and an on-site ATM. The 1,190 property-size figure is provided in the listing data without a stated unit.

Located at 3 Hamilton Road in Mamakating, New York, the deli is adjacent to the local post office and serves area residents, town workers, and contractors. The property includes seven parking spaces with private driveway parking.

Key Highlights

• Operating deli business and property included
• More than 15 years of operating history
• Breakfast, lunch, and dinner service

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

$15,390

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

3.11%

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%

$307,800 $307.8K

Cap Rate 7%

$219,857 $219.9K

Cap Rate 9%

$171,000 $171.0K

Market Conditions

NOI Build-Up for 1,190 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

$21.4K $18.00/SF

− Vacancy

−$900 −$0.76/SF

EGI

$20.5K $17.24/SF

− OpEx

−$5.1K −$4.31/SF

NOI

$15.4K $12.93/SF

Area

Sullivan County, NY

Vacancy

4.20%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

25.00%

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%

$307,800

Cap Rate 7%

$219,857

Cap Rate 9%

$171,000

Alternative Uses

Best Use

Specialty Retail

$219.9K

$192.4K – $256.5K (±1% cap)

NOI $15,390 @ 7.0% cap · market cap 3.11%

Second Best

Retail

$205.2K

$179.6K – $239.4K (±1% cap)

NOI $14,364 @ 7.0% cap · market cap 2.90%

Theoretical Best

Office A

$326.4K

$285.6K – $380.8K (±1% cap)

NOI $22,848 @ 7.0% cap · market cap 4.62%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Conventional restaurants

Suggested Use

Top Pick Real Estate Agency HVAC Service Big Box & Wholesale Store Bakery Law Firm Restaurant

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

Turnkey business

Opportunity

Location Intelligence

Trade Area within ½ mile

24

Businesses Nearby

Explore this area Business Placement

Demographics for 12722, NY

120

Population

52

Households

2.3

Avg Household Size

51

Median Age

0.3 sq mi

ZIP Area

400

Density / Sq Mi

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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What type of property is this? Where is this mixed-use properties located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Mixed-use property - Established food-service operation includes retail staples and customer services.

Where is this mixed-use property located?

The property is located at 3 Hamilton Road Burlingham, NY.

What is the asking price?

The asking price for this property is $495,000.

What are key features of this property?

This property features: Operating deli business and property included; More than 15 years of operating history; Breakfast, lunch, and dinner service