Mixed-Use Property with
For Sale
$499,000
3 Pierces Road, Newburgh, NY 12550
Two-level property combines a month-to-month apartment tenancy with a treatment-oriented office layout and on-site parking.
Property Size2,300 SF
Price / SF$216.96
Days on Market22
Property Features for 3 Pierces Road
General Information
Standard status
Active
Size
2,300 SF
Total Parking Spaces
7
Property subtype
Residential Income
Units
Multifamily Units
1
Office Units
1
Additional Details
Floor
1
Taxes and HOA fees
Annual Taxes
$12,892
Building Details
Year Built
1974
Buildings
1
Stories
2
Units
2
Listing Agency:
BHHS Hudson Valley Properties
(914) 755-5613
Listed By:
Michael Strutt
(914) 755-5613
Source:
Maurafinnegan
Added: Aug 7
Changed: Aug 27
Last Checked: Aug 28 at 11:31AM
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 BHHS Hudson Valley Properties
Investment Insights
Based on property information with market context.
This mixed-use property contains approximately 2,300 square feet across two levels. The upper floor provides an approximately 1,300-square-foot apartment with its own entrance and a month-to-month tenant. At approximately 1,000 square feet, the first floor is arranged for professional office use, with reception and waiting areas, several private treatment or exam rooms, an office, and 1.5 baths. A separate entrance supports the two-level configuration.
The property also includes approximately seven off-street parking spaces, a carport, and a storage shed. A new furnace serves the building. Located at 3 Pierces Road in Newburgh, the property offers access to major roadways, shopping, and local amenities. Converting the first-floor office area to additional residential space would require municipal approvals, and permitted uses should be independently verified.
The property also includes approximately seven off-street parking spaces, a carport, and a storage shed. A new furnace serves the building. Located at 3 Pierces Road in Newburgh, the property offers access to major roadways, shopping, and local amenities. Converting the first-floor office area to additional residential space would require municipal approvals, and permitted uses should be independently verified.
Key Highlights
- Approximately 2,300 square feet across two levels
- Approximately 1,300‑square‑foot second‑floor apartment with separate entrance
- Approximately 1,000‑square‑foot first‑floor office with treatment/exam rooms
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
$43,023
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
8.62%
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%
$860,460
$860.5K
Cap Rate 7%
$614,614
$614.6K
Cap Rate 9%
$478,033
$478.0K
Market Conditions
NOI Build-Up for 2,300 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
$81.1K $35.28/SF
− Vacancy
−$2.9K −$1.27/SF
EGI
$78.2K $34.01/SF
− OpEx
−$35.2K −$15.30/SF
NOI
$43.0K $18.71/SF
Area
Orange County, NY
Vacancy
3.60%
Lease Rate
$35.28 /SF/Yr
Expense Ratio
45.00%
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%
$860,460
Cap Rate 7%
$614,614
Cap Rate 9%
$478,033
Alternative Uses
Best Use
Apartment 5plus
$614.6K
$537.8K – $717.1K
NOI $43,023 @ 7.0% cap · market cap 8.62%
Second Best
Healthcare Medical
$584.2K
$511.2K – $681.6K
NOI $40,897 @ 7.0% cap · market cap 8.20%
Theoretical Best
Office A
$779.0K
$681.6K – $908.8K
NOI $54,529 @ 7.0% cap · market cap 10.93%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
1
Office units
1
Residential units
Location Intelligence
Trade Area within ½ mile
704
Businesses Nearby
Explore this area
Business Placement
Demographics for 12550, NY
55,869
Population
22,204
Households
2.5
Avg Household Size
37
Median Age
26%
College-Educated
86%
High-School Grad
34.7 sq mi
ZIP Area
1,610
Density / Sq Mi
$78,019
Median Household Income
$40,762
Median Earnings
$1,466
Median Rent
$297,400
Median Home Value
Market
Vacancy Rate% for Office in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Two-level property combines a month-to-month apartment tenancy with a treatment-oriented office layout and on-site parking.
Where is this mixed-use property located?
The property is located at 3 Pierces Road Newburgh, NY.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Approximately 2,300 square feet across two levels; Approximately 1,300‑square‑foot second‑floor apartment with separate entrance; Approximately 1,000‑square‑foot first‑floor office with treatment/exam rooms
