Corner Brewery
For Sale
$2,999,500
3 Main Street, New Paltz, NY 12561
Mixed-use zoning supports hospitality, retail, and residential-above-retail concepts.
Property Size7,476 SF
Lot Size2.10 Acres
Days on Market199
Property Features for 3 Main Street
General Information
Standard status
Active
Size
7,476 SF
Class
A
Total Parking Spaces
72
Lot size
2.10 Acres
Property subtype
Commercial
Site & Location
Highway Access
Yes
Road Access
Yes
Additional Details
Patio
Yes
Taxes and HOA fees
Annual Taxes
$44,937
Building Details
Building Size
7,476 SF
Buildings
1
Stories
2
Listing Agency:
Keller Williams Realty
(845) 928-8000
Listed By:
Nikki A Grzegorzewski · License #40GR0891718
(914) 755-8827
Source:
Professionalchoicerealty
Added: Mar 4
Changed: Sep 18
Last Checked: Sep 18 at 2:53PM
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 Realty
Investment Insights
Based on property information with market context.
This brewery property at 3 Main Street combines more than 7,500 square feet of maintained interior space with outdoor seating and 72 dedicated parking spaces. The existing setting is associated with Clemson Bros. Brewery and offers a substantial hospitality-oriented footprint for continued brewery use or an expanded concept.
The 2.1-acre corner location fronts Main Street and Huguenot Street in New Paltz, with views toward the Shawangunk Mountains and proximity to SUNY New Paltz. Mixed-use zoning supports residential above retail, boutique commercial space, tasting rooms, expanded hospitality concepts, and a two-story parking structure. The property is also positioned minutes from Exit 18 of the New York State Thruway and approximately 90 minutes from New York City and Albany.
The 2.1-acre corner location fronts Main Street and Huguenot Street in New Paltz, with views toward the Shawangunk Mountains and proximity to SUNY New Paltz. Mixed-use zoning supports residential above retail, boutique commercial space, tasting rooms, expanded hospitality concepts, and a two-story parking structure. The property is also positioned minutes from Exit 18 of the New York State Thruway and approximately 90 minutes from New York City and Albany.
Key Highlights
- 2.1‑acre corner property at Main Street and Huguenot Street
- More than 7,500 square feet of interior space
- 72 dedicated parking spaces
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
$96,687
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
3.22%
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%
$1,933,740
$1.9M
Cap Rate 7%
$1,381,243
$1.4M
Cap Rate 9%
$1,074,300
$1.1M
Market Conditions
NOI Build-Up for 7,476 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
$134.6K $18.00/SF
− Vacancy
−$5.7K −$0.76/SF
EGI
$128.9K $17.24/SF
− OpEx
−$32.2K −$4.31/SF
NOI
$96.7K $12.93/SF
Area
Ulster 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%
$1,933,740
Cap Rate 7%
$1,381,243
Cap Rate 9%
$1,074,300
Alternative Uses
Best Use
Specialty Retail
$1.38M
$1.21M – $1.61M
NOI $96,687 @ 7.0% cap · market cap 3.22%
Second Best
Industrial
$627.1K
$548.7K – $731.6K
NOI $43,896 @ 7.0% cap · market cap 1.46%
Theoretical Best
Multifamily LT 5
$69.91M
$61.17M – $81.57M
NOI $4,893,965 @ 7.0% cap · market cap 163.16%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
800
Businesses Nearby
Explore this area
Business Placement
Demographics for 12561, NY
18,726
Population
7,081
Households
2.6
Avg Household Size
36
Median Age
56%
College-Educated
97%
High-School Grad
60.3 sq mi
ZIP Area
311
Density / Sq Mi
$89,694
Median Household Income
$25,612
Median Earnings
$1,603
Median Rent
$411,600
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Industrial in Northeast region
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Frequently Asked Questions
What type of property is this?
Brewery - Mixed-use zoning supports hospitality, retail, and residential-above-retail concepts.
Where is this brewery located?
The property is located at 3 Main Street New Paltz, NY.
What is the asking price?
The asking price for this property is $2,999,500.
What are key features of this property?
This property features: 2.1‑acre corner property at Main Street and Huguenot Street; More than 7,500 square feet of interior space; 72 dedicated parking spaces
