Building Details

Building Size 7,476 SF

Buildings 1

Stories 2

Listing Agency: Keller Williams Realty k***@kw.com Show Phone

Listed By: Nikki A Grzegorzewski · License #40GR0891718 Show Phone

Source: Croninreale

Added: Mar 4 Changed: Oct 23 Last Checked: Oct 23 at 4:30PM

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Review the available facts, identify missing information and prepare questions for the agent.

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Investment Insights

Based on property information with market context.

This brewery property occupies a 2.1-acre corner at Main Street and Huguenot Street in New Paltz. The site includes outdoor seating and 72 dedicated parking spaces, with mixed-use zoning. The property is near SUNY New Paltz and offers views of the Shawangunk Mountains.

The location is minutes from Exit 18 of the New York State Thruway and is described as approximately 90 minutes from both New York City and Albany. Nearby destinations include the university, local hiking and cycling routes, and downtown hospitality and commercial projects.

Key Highlights

• 2.1‑acre corner at Main Street and Huguenot Street
• 72 dedicated parking spaces
• Outdoor seating

Financial Insights

Estimated NOI and Cap Rate

NOI / Yr

$96,687

Cap Rate

3.22%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$1,933,740 $1.9M

Cap Rate 7%

$1,381,243 $1.4M

Cap Rate 9%

$1,074,300 $1.1M

Is this asking price fair?

Market Conditions

NOI Build-Up for 7,476 SF

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 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 (±1% cap)

NOI $96,687 @ 7.0% cap · market cap 3.22%

Second Best

Industrial

$627.1K

$548.7K – $731.6K (±1% cap)

NOI $43,896 @ 7.0% cap · market cap 1.46%

Theoretical Best

Multifamily LT 5

$69.91M

$61.17M – $81.57M (±1% cap)

NOI $4,893,965 @ 7.0% cap · market cap 163.16%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

Contact the owner directly Get the owner's phone numbers and email

Open Analytics

Current Use

Cardtronics ATM Atm LibertyX Bitcoin ATM Atm Clemson Bros. Brewery ... Production Facility

Suggested Use

Top Pick Dental Office HVAC Service Electrical Service Auto Parts Store (Bike/Boat/Book/etc) Store Garden Center

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

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

Market

Vacancy Rate% for Industrial in Northeast region

5.4% 2019

4.6% 2020

3.2% 2021

3.3% 2022

5.3% 2023

6.6% 2024

7.6% 2025

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Frequently Asked Questions

What type of property is this?

Brewery - Mixed-use zoning and dedicated parking support a range of hospitality and commercial configurations.

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 at Main Street and Huguenot Street; 72 dedicated parking spaces; Outdoor seating